Kitchen with pantry, breakfast room, dining room, sitting room and downstairs shower room.  Three first floor bedrooms and cloakroom.  Excellent studio which can have a multitude of uses.
Ample off road parking, garage and landscaped gardens.   In all, 0.25 acres. 

Location
Poachers Farm lies in a lovely position on the edge of Cratfield adjacent to open fields.  The popular village hall is used for many functions throughout the year, including a regular bowls club, yearly photographic competition and dog show along with a Christmas fair.  Of particular note is the monthly 'pop up pub' on the first Friday of every month. This has an excellent village following and is run by the village hall committee and supported by volunteers. There is always a food offering, usually locally sourced food from within a small radius of the village and a barbeque in the summer months.  Within 3 miles is the village of Laxfield.  Here there are two public houses, a Co-op store, hardware store and a primary school.  Halesworth is approximately 7 miles away and provides many independent shops, public houses, restaurants, doctors, vets and a supermarket.  It has a thriving centre of arts for the community called The New Cut, which is used as a theatre and cinema, as well as for exhibitions and workshops.  Halesworth offers railway links to London’s Liverpool Street.  Diss is 17 miles away from the property and offers direct railway links to Norwich and London, as well as having Tesco, Morrison and Aldi supermarkets.  The historic town of Framlingham, which has excellent state and public schools, is 10 miles.  The unspoilt heritage coastline of Suffolk, with the lovely beaches of Southwold and Walberswick, is a 20 minute drive away.    
     
Description
Poachers Farm is a most appealing semi-detached cottage which is understood to have previously been three dwellings.  The cottage which is of brick and timber framed construction with brick elevations under a tiled roof is presented to a high standard.  There are UPVC windows throughout and a new external oil fired boiler was fitted in recent years.  Internally, there is a kitchen opening to a breakfast or garden room, a separate dining room and also a sitting room, both of which have wood burning stoves.  Also on the ground floor is a shower room.  On the first floor are three bedrooms and a cloakroom.  In 2017, the local planning authority granted planning permission for the garage to be demolished and replaced with a new ground floor garage with bedroom above.  Whilst the planning has now lapsed, it is anticipated that East Suffolk Council will look favourably upon renewing the permission or potentially a larger extension if desired.   Outside the cottage are wonderful landscaped gardens where there is ample off road parking, a garage and most impressive studio. 

It should be noted that one of the upstairs bedrooms/bathroom of the neighbouring property flies over the sitting room.  High levels of noise cancelling insulation have been added.

    
The Accommodation
The Cottage

Ground Floor
A door to the side of the property opens to the 

Entrance Hall
Coir matting flooring.  Radiator.  Stairs to the first floor landing.  A door opens to the 

Dining Room  14’ x 13’ (4.27m x 3.96m)
UPVC south-west facing windows overlooking the front garden.  Pamment tiled flooring.  Radiator.  Brick fireplace with wood burning stove and timber surround, flanked on both sides by alcoves.  Door to the sitting room and further door to the

Kitchen 19’7 x 8’ (5.97m x 2.44m) 
North-east facing UPVC window to the rear of the property.  High and low level wall units with granite effect work surfaces and one and a half bowl ceramic sink  with mixer taps above.  Space and plumbing for a washing machine and dishwasher.  Space for an American style fridge freezer.  Space for a range cooker (Everhot stove available by negotiation).  Exposed timbers. Pamment tiled flooring.  Radiator.  Door to a pantry with north-east facing window.  A large opening leads through to the

Breakfast Room  10’ x 8’ (3.05m x 2.44m)
North-east and south-east facing UPVC windows overlooking the rear garden beyond.  Polycarbonate roof.  Pamment tile flooring.  Radiator.  North-west facing partially glazed door to the exterior.

Further doors from the kitchen lead to the sitting room and downstairs 

Shower Room
Comprising shower unit, hand wash basin with cupboard below.  WC with marble style shelf above.  Pamment tiled flooring.  North-east facing UPVC window with obscured glazing.  Ladder style chrome towel radiator.  Recessed spotlighting.

Sitting Room  14’ x 13’4 (4.27m x 4.06m)
South-west facing UPVC windows overlooking the front garden.  Brick fireplace which is home to a woodburning stove with timber surround.  Pamment tiled flooring.  Radiator.  Blocked doorway to the dining room.

The stairs in the ground floor entrance hall rise to the 

First Floor
Landing
North-west facing UPVC windows with lovely field views.  Radiators.  Hatch to roof space.  Doors lead off to the three bedrooms and cloakroom.

Bedroom One  12’ x 9’8 (3.66m x 2.95m)
A double bedroom with south-west facing UPVC window with views to the front of the property.  Built-in wardrobe with hanging rails.  Cast iron fireplace with surround.  Radiator.  

Bedroom Two  10’ 10 x 8’ (3.3m x 2.44m)
A double bedroom with north-east facing UPVC window with wonderful views over the rear garden and undulating fields beyond.  Radiator.  

Cloakroom
Comprising WC and hand wash basin.

Bedroom Three  8’ x 9’ (2.44m x 2.74m)
A good size single bedroom or dressing room with north-east facing UPVC window, again enjoying fine views.  Radiator.  

Outside
The property is approached from the lane via a five bar gate and onto a stone drive that can provide off road parking for at least six vehicles.  This leads to a brick built garage with electric remote controlled roller shutter door to the front and personnel door to one side.  Power and light are connected.

Viewing
Strictly by appointment with the agent.  

Services
Mains water, drainage and electricity.  Oil fired central heating system.  Broadband supplied by Fram Broadband.

EPC
Rating E (copy available from the agents)

Council Tax
Band B; £1,530.00 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. A bedroom and bathroom of the neighbouring cottage flies over the sitting room of Poachers Farm.  This is documented with Land Registry.   September 2023