3 bedroom semi-detached house for sale

Entrance hall, sitting room, kitchen/dining room and cloakroom.  Master bedroom with en-suite shower room, two further bedrooms and family bathroom. Two car parking spaces.  Front and rear gardens. 

Location
29 Baines Way is located to the rear of the popular Castle Keep development and just a short walk from the centre of the market town of Framlingham.  Framlingham is home to a good selection of independent shops and businesses including cafés, restaurants, hairdressers, antique shops, a travel agency and delicatessen.  It is also home to the Crown Hotel, Barclays Bank and a Co-operative supermarket.  Away from Market Hill are a number of other businesses providing day-to-day services including pubs, vets, a medical centre and schools.  Sir Robert Hitcham's Primary School is highly regarded and Thomas Mills High School is considered one of the best state schools in the East of England.  There is also Framlingham College, which is served by its preparatory school, Brandeston Hall, some 5 miles away.  

Framlingham is only 12 miles from the coast as the crow flies with the popular destinations of Southwold, Dunwich, Thorpeness and Orford.  The county town of Ipswich lies approximately 18 miles to the south-west and from here there are regular services to London's Liverpool Street station, scheduled to take just over the hour.

Directions
Entering Framlingham from the south on the Woodbridge road (B1116), at the sharp left hand bend, turn right onto Fairfield Road and take the second right hand turning into Coopers Close.  Take the first right into Baines Way and continue to the top of Baines Way where the property will be found on the left hand side. 

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Description
29 Baines Way was built approximately four years ago and forms part of the extremely popular Castle Keep development by Taylor Wimpey.  It is located to the rear of the development and close to the adjacent open agricultural land.  The accommodation is both light and spacious and comprises an entrance hall with sitting room off, a cloakroom and a well fitted kitchen/dining room with integral appliances and glazed French doors providing access to the rear garden.  On the first floor is a master bedroom with en-suite shower room, two further bedrooms and a bathroom.  Outside, there are gardens to the front and rear, together with two designated car parking spaces to the rear of the property.  

Being a recently built property, 29 Baines Way will be sold with the remainder of a ten-year NHBC warranty.  

The Accommodation
The House 

Ground Floor
A wood effect composite front door with centre light opens into the

Entrance Hall 
With staircase rising to the First Floor, radiator, and door to the  

Sitting Room  13’9 x 12’1 (4.19m x 3.68m)
An extremely light reception room with large casement window on the front elevation overlooking the front garden and Baines Way.  TV and telephone points, radiator and door to the 

Kitchen/Dining Room   15’5 x 9’5 (4.7m x 2.87m)
Another spacious and light room with large casement window, together with glazed French doors overlooking and opening onto the rear garden.  The kitchen area is well fitted with a good range of contemporary style, gloss fronted cupboard and drawer units with wood-effect work surface over incorporating a stainless steel sink with mixer tap and drainer.  Four-ring Electrolux gas hob with light and extractor hood over, together with high-level double Electrolux oven.  Integral appliances including fridge and freezer, washing machine and slimline dishwasher.  Cupboard containing the Ideal gas fired combination boiler.  Over-counter lighting, radiator and wood effect flooring.  Door to large understairs storage cupboard and second door to 

Cloakroom
With suite comprising Roca WC, with matching pedestal wash basin with  mixer tap and tiled splashback.  Radiator and extractor fan.  

Returning to the Entrance Hall, stairs rise to the 

First Floor
Landing
With access to roof space, radiator and doors off to 

Bedroom One  11’ x 9’2 (3.35m x 2.79m)
A good-sized double bedroom with large casement window on the front elevation overlooking Baines Way and providing views towards the nearby agricultural land.  Radiator, TV point, recess suitable for freestanding wardrobe unit and door to

En-Suite Shower Room 
Well fitted with fully tiled shower cubicle with electric mixer shower, Roca wash basin and WC.  Radiator, extractor fan and wood effect flooring. 

Bedroom Two  10’9 x 8’7 (3.27m x 2.62m)
A double bedroom with casement window overlooking the rear garden and the surrounding roofscape.  Radiator. 

Bedroom Three  11’5 x 6’6 (3.48m x 1.98m)
A single bedroom that could also be utilised as a study.  Large casement window on the rear elevation providing a good amount of light and views of the garden and car parking area.  Radiator.  

Bathroom
Well fitted with Roca suite comprising panelled bath in tiled surround with mixer tap and separate shower attachment over, WC and pedestal wash basin with mixer tap and tiled splashback.  Radiator, wood-effect flooring and extractor fan.  

Outside
The property will be found towards the top of Baines Way and close to the adjacent open agricultural land.  Access is via a paved pathway that leads up to the covered porch and front door  and this is flanked by a garden comprising a central area laid to grass together with borders containing a variety of flowers and shrubs.

The rear garden is fully enclosed by a combination of high fencing and brick walling, and has been landscaped.  There is a slightly raised patio area immediately adjoining the rear of the property, that can be directly accessed via the French doors serving the kitchen/dining room.  From here  steps lead down to a pathway that links with a gate at the rear.  The garden comprises a central area that has been laid to grass and enclosed within a border containing a variety of established flowers and shrubs.    The property also benefits from two designated car parking spaces immediately to the rear of the garden and these form part of a communal parking area, that is block paved. 

Viewing  Strictly by appointment with the agent.  

Services  Mains water, gas, electricity and drainage connected.  Combination gas boiler serving the central heating and hot water systems.

Annual Maintenance Charge  There is an annual charge  of approximately £224.72 for 2024 payable towards the cost of the upkeep of the communal areas.

EPC Rating  B (85) (Full report available from agent).

Council Tax  Band C; £1,907.96 payable per annum 2024/2025.

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

NOTES
1.    These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn. Interested parties should rely on their own/their surveyors investigations as to the construction type of the property and its condition. No warranty can be given for any of the services or equipment at the property and no tests have been carried out to ensure that heating, electrical or plumbing systems and equipment are fully operational. Any distances, room aspects and measurements which are given are approximate only. Any plans are indicative only and may not be the same as the transfer plan/s.  No guarantee can be given that any planning permissions or listed building contents 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.
 
2.    Under Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 we, as Estate Agents, are required to obtain identification from buyers in the form of the photo page of your passport or a photo driving licence. The document must be in date.  In addition, we need proof of address in the form of a utility bill with the name and address of the buyer. This must not be more than three months old. We are also under obligation to check where the purchase funds are coming from.

January 2024