Entrance hall/dining room, sitting room, kitchen, wet room and utility/boot room.  Spacious first floor landing, two double bedrooms and bathroom.  Shingle off-road car parking area.  South facing rear garden.

Location
The property will be found on the edge of the delightful rural village of Wissett with Valley Farm Vineyard nearby.  The village benefits from being 1.5 miles from the Rumburgh Buck pub which has been awarded Suffolk CAMRA Pub of the Year 2023.  Wissett is just 2 miles from the market town of Halesworth which  provides many shops, public houses and restaurants, as well as a medical centre, vets and a supermarket. It has a thriving centre for Arts in the community called the The New Cut which is used as a theatre, cinema and for exhibitions and workshops. There are also train links to London's Liverpool Street station via Ipswich. The Suffolk Heritage Coast with popular destinations such as the well regarded coastal town of Southwold, Walberswick, RSPB Minsmere (featured in the BBCs Springwatch TV series), Dunwich, Aldeburgh and Thorpeness are all within easy driving distance.   The larger town of Beccles, at the southern point of the Suffolk and Norfolk Broads, is approximately 10 miles to the north and offers further facilities. 

Directions
Proceeding in a northerly direction on the A144 turn left (Signposted The S. Elmhams, Rumburgh & Wissett) onto Wissett Road just before Chinnys Sports Bar.  Continue along this road into the village. Continue through the village, passing The Plough on your right and the church on your left and the property will be found on the left hand side after approximately half a mile. 

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Description
3 Old School Cottages comprises a detached modern cottage that was completed in 2007 and offers a convenient blend of flexible open-plan living space, yet with a ‘cottage feel’ with features such as a cosy sitting room with fireplace.  The accommodation is both light and spacious throughout with an entrance hall/dining room with French doors on the rear elevation.  This area links wonderfully well with the sitting room with brick fireplace containing an operation flue (for a woodburning stove if required), kitchen with utility/boot room off, and wet room.  On the first floor there is a spacious landing area that also makes the most of the views to the rear and which could be utilised as a study if required, two double bedrooms and a bathroom. 

The property was built for the current owners personal use and enjoyment, and to a high specification.  This includes underfloor heating throughout the ground floor with radiators serving the first floor and handmade oak plank internal doors with black forged ironmongery.  The vendor has also recently redecorated the property internally  and externally to a high standard. 

Outside there is a generous shingled parking area that is large enough for two vehicles, together with a south facing garden at the rear that overlooks the gently undulating countryside beyond.  The extent of the property being offered for sale is as edged red on the indicative site plan included within these particulars.  The grounds to the west of the property are owned by the Council.  

The Accommodation
The Cottage

Ground Floor
A wooden front door with central leaded light opens into the

Entrance Hall & Dining Room   19’ x 12’ (5.79m x 3.66m)
A spacious, open plan area with fully glazed doors on the rear elevation offering plenty of light and access to the garden.  Oak staircase rising to the First Floor.  Tiled flooring throughout and wide opening through to the 

Kitchen  11’7 x 9’ (3.53m x 2.74m)
Another light room with casement windows on the side and rear elevation offering good views.  With fitted shaker style oak display cabinet and cupboard unit, together with matching freestanding larder unit.  Mounted butler sink with granite effect worksurface to the side with recess under.  Recess for electric cooker.  Tiled flooring to match the remainder.  Extractor fan, telephone socket and door through to the 

Utility/Boot Room
With part glazed door providing access to the driveway and gardens.  Wall mounted Thermecon oil fired boiler, together with Megaflo pressurised hot water cylinder.  Tiled flooring to match the remainder.  Plumbing and waste  connections for a washing machine, and extractor fan.

Sitting Room  15’3 x 12’8 (4.65m x 3.86m)
A charming reception room with French doors on the rear elevation providing good views and access to the garden.  The focal point of the room is the exposed brick fireplace with oak bressummer beam and raised brick hearth.  TV point.  

A further door from the Entrance Hall/Dining Room provides access to the

Wet Room
Fully tiled with Aqualisa digital mixer shower, WC with concealed cistern and mounted wash basin.  Extractor fan, recessed spotlighting and floor drain. 

Stairs from the Entrance Hall stairs rise to the 

First Floor
Landing/Study  12’ x 11’ (3.66m x 3.35m)
A spacious area with vaulted ceiling and almost fully glazed gable that could be utilised as a Study area if required.  Oak flooring, radiators and doors off to

Bedroom One  15’ x 12’5 (4.57m x 3.78m)
A charming double bedroom with dormer window providing good views of the gently undulating countryside at the rear.  Vaulted ceiling, exposed floorboards, radiator and TV point.  

Bedroom Two  15’ x 12’ (4.57m x 3.66m)
Another good size double bedroom with dormer window providing good views to the rear together with low level fixed window providing additional light.  Exposed boarded floor, radiator and TV point. 

Bathroom
With suite comprising panelled bath in half-height tiled surround with mixer tap and shower attachment, mounted wash basin with bespoke storage cupboard under and WC.  Heated towel rail, tiled floor, shaver socket and Velux window light.  

Outside
3 Old School Cottages will be found along The Street, a short distance to the north-west of the village.  The property has always been approached via a shared entrance (please refer to Notes section) that leads to a shingled parking area.  From the driveway, access can be gained to the Entrance Hall/Dining Room, together with the Utility/Boot Room.  There is a small area of garden/hardstanding to the side of the property and this leads through to the garden at the rear.  Facing almost due south, this area enjoys the sun throughout the day, and overlooks neighbouring paddocks, pastureland and agricultural land beyond.  The rear garden is laid to grass for ease of maintenance.  

Notes
The western boundary denoting the extent of the property being offered for sale is identified by wooden marker pegs.  Beyond these pegs are four allotment plots rented by the Parish Council on an annual licence arrangement from year to year to local residents.  The vendor currently rents this parcel of land. 

Within the rear garden the oil tanks for numbers 2 and 3 are located, but the vendor will relocate the tank for number 2 to the front garden of number 2 before completion.  

The existing vehicular access is shared by both properties.  However planning permission has been granted by East Suffolk Council under ref DC/22/4042/FUL to widen the existing entrance to create separate independent entry points for each dwelling.  This work shall be carried out prior to completion and shall include resurfacing of the apron between the front boundary of number 3 and the edge of the road.

Viewing Strictly by appointment with the agent.  

Services  Mains water and electricity.   Shared private drainage system with Klargester Biodisk Treatment Plant.  Oil fired boiler serving the central heating and hot water systems.  Underfloor heating throughout the ground floor with radiators to first floor. 

EPC  Rating = C 

Council Tax  Band B; £1,535.69 payable per annum 2023/2024

Local Authority  East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; [use Contact Agent Button] 

NOTES
1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan. 

2. The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity.
 
3.  The shared private drainage system is located within the garden of number 2.  Number 3 will benefit from the rights to drain into the shared treatment plant subject to contributing 50% towards the costs of maintaining, repairing and replacing the system as and when necessary.

4.    The western boundary denoting the extent of the property being offered for sale is identified by wooden marker pegs.  Beyond these pegs is four allotment plots rented by the Parish Council on an annual licence arrangement from year to year to local residents.  The vendor currently rents this parcel of land. 

5. Within the rear garden the oil tanks for numbers 2 and 3 are located, but the vendor will relocate the tank for number 2 to the front garden of number 2 before completion.  

6.  The existing vehicular access is shared by both properties.  However planning permission has been granted by East Suffolk Council under ref DC/22/4042/FUL to widen the existing entrance to create separate independent entry points for each dwelling.  This work shall be carried out prior to completion and shall include resurfacing of the apron between the front boundary of number 3 and the edge of the road.

August 2023