DESCRIPTION Dating back to the 17th Century and modernised over the last 200 years, the Old Rectory offers an array of accommodation. The current owner has restored the property to its former glory and many of its original features remain, whilst new additions have been thoughtfully added.
LOCATION Spexhall is a small village which lies to the west of the A144 road leading from Halesworth to Bungay. Spexhall itself has a parish church and a public house which is situated on the main A144 road located to the east of the property. The popular market town of Halesworth is centred around a pedestrian precinct with a wide variety of shops which cater for every day needs. Halesworth has a primary school, library, arts centre, doctors surgery and cottage hospital, which make it very self contained. The town is also well served with transport communications having a railway station which offers a service via Ipswich to London Liverpool Street.
DIRECTIONS Heading North on the A144 out of Halesworth, turn left at the Spexhall crossroads on to Church Lane. At the crossroads turn left on to Wash Lane where the property can be found on the right hand side after St Peters Church.
ENTRANCE HALL Stairs to first floor and under stairs cupboard.
SITTING ROOM 14′ 9" x 13′ 10" max 11′ 8" min (4.5m x 4.22m) Gothic canted bay window and fireplace.
DINING ROOM 15′ 10" max 13′ 10" min x 15′ 1" (4.83m x 4.6m) Gothic canted bay window, the original serving hatch and fireplace.
RECEPTION ROOM 14′ 2" x 13′ 8" max 10′ 11" min (4.32m x 4.17m) Fireplace, secondary staircase to first floor.
REAR ENTRANCE HALL With back door.
KITCHEN/BREAKFAST ROOM 21′ 0" x 21′ 0" (6.4m x 6.4m) Bespoke fitted kitchen with electric 4 oven Aga and extractor hood above, integral Bosch dishwasher and fridge, John Lewis American style fridge/freezer, double Butler sink with wooden drainer and wooden work tops, island unit, space for breakfast table and back door.
UTILITY ROOM 9′ 7" over shelf x 4′ 6" (2.92m x 1.37m) Plumbing for a washing machine and Butler sink.
GROUND FLOOR W.C.
DRAWING ROOM 21′ 9" x 15′ 11" (6.63m x 4.85m) Two pairs of handsome windows with shutters and marble fireplace.
FIRST FLOOR Steps up to:
MASTER BEDROOM LANDING AREA Leading to:
MASTER BEDROOM 15′ 0" x 14′ 0" (4.57m x 4.27m) Double aspect and fireplace. This bedroom has an en- suite bathroom with separate shower and bath, and a dressing room which also houses the hot water tank.
BEDROOM 2 13′ 0" max 11′ 3" min x 12′ 0" (3.96m x 3.66m) Fireplace and en-suite shower room and Travertine wall tiles.
FAMILY BATHROOM Lead light window onto the stairwell and Travertine wall tiles.
BEDROOM 3 14′ 1" max x 12′ 3" min (4.29m x 3.73m) Fireplace and built-in cupboard.
BEDROOM 4 13′ 6" max 10′ 3" min x 11′ 3" max 8′ 4" min (4.11m x 3.43m) Fireplace.
LANDING Built-in cupboard.
BEDROOM 5 12′ 8" x 9′ 9" (3.86m x 2.97m) With en-suite shower room with Travertine wall tiles.
BEDROOM 6 12′ 7" x 9′ 10" (3.84m x 3m) With en-suite shower room with Travertine wall tiles.
BEDROOM 7 20′ 6" x 5′ 6" (sc) (6.25m x 1.68m) With en-suite bathroom and a separate study.
STUDY 10′ 1" x 10′ 1" (sc) (3.07m x 3.07m)
OUTSIDE The property is approached by a gate with a sweeping drive up the house and to the cart lodge providing plenty of parking. The double bay cart lodge has a covered wood store area to the rear and a store room. To the right of this is a gate through to a pond and an area of orchard which has a public footpath running through from the church to the field. By the front gate is a further pond and on the South side of the boundary is another pond. There is also a coal shed and boiler house on the West side of the property, where the oil tank can also be found.
AGENTS NOTE (sc) Denotes sloping ceiling. Measurements taken from 1.5m above floor level in accordance with RICS guidelines. Study measurement at floor level.
SERVICES Private drainage, mains electricity, mains water are connected. The ground floor is heated by under floor heating and the first and second floors have cast iron style radiators. None of the services, the heating installation, plumbing, electrical systems nor appliances (if any) have been tested by the Selling Agents.
OUTGOINGS Further details can be obtained from the Waveney District Council, Town Hall, High Street, Lowestoft, Suffolk, NR32 1HS. Tel: (01502) 562111.
VIEWING Please contact Flick & Son, 8 Thoroughfare, Halesworth, IP19 8AH for an appointment to view. Email: firstname.lastname@example.org Tel: 01986 873757 Ref: 18515/GY
FIXTURES & FITTINGS No fixtures, fittings, furnishings or effects save those that are specifically mentioned in these particulars are included in the sale and any item not so noted is expressly excluded. It should not be assumed that any contents, furnishings or furniture shown in the photographs (if any) are included in the sale. These particulars do not constitute any part of any offer or contract. They are issued in good faith but do not constitute representations of fact and should be independently checked by or on behalf of prospective purchasers or tenants and are furnished on the express understanding that neither the agents nor the vendor are or will become liable in respect of their contents. The vendor does not hereby make or give nor do Messrs Flick & Son nor does any Director or employee of Messrs Flick & Son have any authority to make or give any representation or warranty whatsoever, as regards the property or otherwise.