DESCRIPTION As the vendors chosen sole agents, we would highly recommend viewing this deceptively spacious three/four bedroom extended cottage, located in the small rural village of Hoo with superb views over the surrounding countryside. The property has been much improved by the current owners over the past 13 years, and the stunning grounds are a particular selling feature, the overall plot is approx. 1/3 acre (sts) benefiting from a large driveway and garage, with the benefit of an office.
Internally the accommodation comprises of an entrance hall, four reception rooms, including a breakfast room which would make an ideal 4th bedroom, fitted kitchen with Bosch appliances, utility, boot room and a re-fitted downstairs W.C./shower room. On the first floor are three bedrooms, all with built-in wardrobes, and re-fitted family bathroom. This charming property further benefits from period features, including exposed beams and wood burners.
LOCATION Hoo is a small rural village situated one mile from Kettleburgh, where there is The Chequers public house, and just under four miles from Framlingham and Woodbridge, which has a wide range of shops, cafes, restaurants and a railway station.
FRONT GARDEN Large sweeping driveway mainly laid to pea shingle with substantial blocked paved area. Outside lighting. Entrance door to:
HALLWAY 23′ 3" x 13′ 1" (7.09m x 3.99m) Windows to front and rear with New England blinds. Radiator. Telephone point. Doors to:
SITTING ROOM 19′ 1" x 18′ 4" (5.84m x 5.59m) Dual aspect windows with New England blinds. Lovely views over the walled garden. Multi fuel stove. Radiator.
SHOWER ROOM A three piece suite comprising of fully tiled shower cubicle, pedestal wash handbasin and low flush W.C. Ceramic wood effect tiles. Radiator. Window to front. Ceiling inset spotlights.
DINING ROOM 13′ 6" x 8′ 9" (4.13m x 2.69m) Double doors leading out to the walled garden. Two radiators. Exposed timbers. Multi fuel stove. Large built-in cupboard. Stairs to first floor.
SNUG 25′ 4" x 12′ 5" (7.74m x 3.81m) Large built-in cupboard with stable latch door. Dual aspect windows with New England blinds. Radiator.
BREAKFAST ROOM/BEDROOM 4 11′ 3" x 8′ 11" (3.45m x 2.74m) Dual aspect windows. Built-in book shelving. Radiator.
INNER LOBBY 8′ 11" x 5′ 6" (2.72m x 1.70m) Window to side. Built-in cupboard. Door to:
KITCHEN 15′ 7" x 8′ 0" (4.75m x 2.44m) A fitted kitchen with a matching range of base and wall mounted units with roll edge work surfaces over and inset single sink and drainer unit. Built-in Bosch oven, microwave, hob, dishwasher and extractor. Radiator. Tiling to splashbacks. Window to side. Spotlights. Door to:
UTILITY ROOM 9′ 3" x 8′ 0" (2.82m x 2.44m) Worktop inset with one and a half sink. Two single cupboards and one large cupboard with built-in shelving, currently used as a larder. Window to side. Door to garden. Ceramic wood effect tiles. Ceiling inset spotlights.
BOOT ROOM 8′ 5" x 4′ 9" (2.59m x 1.47m) Mega Flow water tank. Floor standing boiler for oil fired central heating system. Appliance space. Window.
LANDING Window to side with lovely views. Loft access. Doors to:
BEDROOM 1 13′ 3" x 8′ 5" (4.04m x 2.57m) Window to front. Radiator. Built-in double cupboard. Exposed beams.
BEDROOM 2 13′ 5" x 11′ 3" (4.09m x 3.45m) Window to rear with superb views. Radiator. One double and two single built-in cupboards, plus walk-in cupboard.
BEDROOM 3 10′ 5" x 7′ 8" (3.20m x 2.36m) Dual aspect windows with lovely views. Built-in double wardrobe. Radiator.
BATHROOM A three piece suite comprising panel enclosed bath with wall mounted Mira shower, wash handbasin inset vanity unit with storage below and low flush W.C. Built-in cupboard. Radiator.
OUTSIDE The gardens are a particular selling feature of the cottage, separated into three areas of garden, including a fantastic walled garden, with raised terrace and views over the countryside, a willow garden which is laid to lawn with established shrubs and trees, lovely SUMMERHOUSE, GREENHOUSE and WORKSHOP, and a kitchen garden complete with "outshoot", which is an outside covered area with plumbing, six raised beds well stocked with a variety of flowers, plus eight apple trees. Two log stores, a coal store and various sheds and a greenhouse. Outside lighting and water. Screened oil tank.
GARAGE 14′ 7" x 8′ 11" (4.45m x 2.74m) Wooden doors. Power and light connected.
OFFICE 14′ 2" x 12′ 4" (4.32m x 3.78m) Door to garage. Power and light connected. Window to front.
WORKSHOP Power and light connected.
SERVICES Mains water and electricity are available. Private drainage. Oil fired central heating. Broadband. None of the services, the heating installation, plumbing, electrical systems nor appliances (if any) have been tested by the Selling Agents.
OUTGOINGS Council Tax currently Band "F". Further details can be obtained from the Suffolk Coastal District Council, East Suffolk House, Station Road, Melton, Woodbridge, Suffolk. IP12 1RT Tel: (01394) 383789.
VIEWING Please contact Flick & Son, Ashford House, High Street, Saxmundham, IP17 1AB for an appointment to view. Email: email@example.com Tel: 01728 633777 Ref: 18951/LG.
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.