Features list
Property type: 6-bedroom
Farm/Smallholding for sale
Number of bedrooms: 6
A beautifully restored and extended,
part thatched Grade II Listed farmhouse
in a lovely grounds of just under 4 acres, with a further 21 acres also available.
Grove Farm, Monk Soham, Near Framlingham, Suffolk IP13 7EL
Large reception hall, lounge hall, drawing room, sitting room, dining room, snug, study, kitchen/breakfast room, utility, 2 cloakrooms. Spectacular master bedroom with feature en-suite, 3 further bedrooms on the first floor all with en-suite facilities, 2 en-suite vaulted bedrooms on second floor. Moated gardens and grounds, paddock. Triple bay cart lodge with sitting room/kitchen and en-suite bedroom above. Immediate grounds of approximately 3.75 acres.
(Further 21 acres of productive arable land and woodland also available)
OPEN DAYS FOR VIEWING - SATURDAY & SUNDAY
8th & 9th NOVEMBER 12noon to 2.30pm
OR BY ARRANGEMENT - TELEPHONE 01728 685050
LOCATION
Grove Farm enjoys a delightful rural setting in the pretty village of Monk Soham with its 13th Century church. The adjoining village of Bedfield has a shop and pub, The Crown. The neighbouring village of Earl Soham has a micro brewery and The Victoria pub serving home cooked food. Earl Soham also benefits from the award winning John Hutton butchers and a high quality delicatessen. Also nearby is the village of Framsden with its renowned thatched freehouse and restaurant, The Doberman.
More comprehensive facilities are available in the medieval castle town of Framlingham, which lies about 4 miles to the east, where there are also excellent schools in both the state sector - Sir Robert Hitchams CEVA Primary School and Thomas Mills High School - and in the private sector - Framlingham College, together with its preparatory school, Brandeston Hall, lying 5 miles to the south-west. There are a number of highly respected pubs and restaurants in the town including the Station pub and the Crown Hotel. There is a market in the square every Tuesday and Saturday offering a comprehensive range of local produce. The town boasts a medical practice, dentists, vets, garages, newsagents, delicatessens, a library and a Co-operative supermarket. The large village of Debenham lies 4½ miles to the south-west and offers further facilities including doctors surgery, a small Co-operative supermarket and the highly regarded Debenham High School.
The County Town of Ipswich lies about 14 miles to the south and Stowmarket about 14 miles to the west. Both towns have Inter City rail links and from Ipswich to London's Liverpool Street station takes just over the hour. Trains run from Stowmarket from 5.40am at approximately half hourly intervals. The pretty market town of Diss lies 13 miles to the north-west and again offers comprehensive shopping facilities including Morrisons and Tesco supermarkets. Diss also benefits from a railway station with trains to London taking approximately 80 minutes, and running from 5.28am.
DESCRIPTION
Grove Farm is a beautifully restored farmhouse, being Listed Grade II and originating from the 16th Century, of timber framed construction with rendered Farrow & Ball 'Clunch' washed elevations under a thatched roof.
This superb building has undergone one of the most fastidious, regardless of cost, restorations involving the use of huge amounts of 10 year air dried English oak, hand forged English window furniture by David Butler of Diss and also door furniture by Dartington Steel of Taunton. There are solid oak bead and butt doors throughout the property made by Ty Fleming, who is a member of the Master Guild of Craftsmen, and who has been in charge of all oak works, handling many tons of structural oak during this two year restoration programme.
The substantial extension again has extensive use of structural oak and has a feature floor to ridge glazed screen to the kitchen and master vaulted bedroom. All exterior woodwork and kitchen units are in Farrow & Ball paints.
All works were designed and supervised by Tom McKechnie of Gorniak and McKechnie Architects of Debenham.
The layout of the accommodation now provides for four substantial bedrooms on the first floor, all with en-suite facilities with two further bedrooms on the second floor, again with ensuites. A staff/guest suite is also provided above the cart lodge, comprising sitting/kitchen and bedroom with en-suite. Whilst the property has been respectfully restored and extended, it offers state of the art facilities and benefits from underfloor heating throughout. The property has been fitted with high quality carpets and Indian sandstone tiles.
Outside, Grove Farm sits in landscaped grounds surrounded by mature specimen trees and a well stocked half moat. This part of the grounds extends to about 3.75 acres. Please note that there is also approximately 21 acres of productive cropped agricultural land including a pretty area of woodland of 1.7 acres available.
THE ACCOMMODATION
Ground Floor
Reception Room Situated on the northern elevation with a feature large oak screen. This is the arrival point from the long tree lined gated driveway. Indian sandstone tiled floor. A door leads to:
Cloakroom One With low level WC and oval wash hand basin with marble worktop and storage below.
Lounge Hall With exposed old fireplace (now sealed), restored steel copper with fire hole beneath. Large specialist oak staircase with galleried landing. Doorways from the Reception Hall lead off to the
Kitchen/Breakfast Room A magnificent 30' family kitchen with a double aspect and fine views over the gardens and small paddock to the south. The custom built kitchen is fitted with an extensive range of wall and base units with oak worksurfaces and incorporating large double butler's sink with mixer tap and plumbing for dishwasher. Space for range style cooker/AGA and large central island with Mexican Golden Marinace granite work surface, with further storage below. The kitchen also displays a magnificent oak ceiling with chamfered beams, sandstone tiled floor and French doors with fully glazed windows on either side which lead out to the south facing garden.
Utility Room With sink unit and plumbing for washing machine.
Dining Room A lovely room with large curved inglenook fireplace on pamment hearth with timber bressumer above and fine exposed timbers. Delightful southerly views over the garden and adjoining paddock. Door to the Lounge Hall and further door leading to the Lobby with door to the southern elevation, secondary staircase to the first floor and a door into the
Drawing Room Again, with a large inglenook fireplace on raised pamment hearth with timber bressumer above, exposed timbers and tie beam. Double aspect with doors leading out to the south facing garden, the Lounge Hall and further door into the
Rear Hall Doors to the southern elevation and to:
Cloakroom Two With low level WC and marble wash hand basin and marble worktop.
Snug A delightful small room facing south with exposed timbers and ornamental fireplace with timber mantelpiece.
Study Having a double aspect and exposed timbers, a useful study or computer room.
A door from the Lounge Hall leads off to the:
Sitting Room An attractive room enjoying a triple aspect with views over the grounds and having exposed ceiling timbers and studwork. This has been plumbed for en-suite facilities if a seventh bedroom is required.
First Floor
There are two staircases that serve the house.
From the Lounge Hall the staircase rises to a first floor galleried landing which gives access to Bedrooms 2 and 3 and leads to an Inner Landing, at the western end of which is the:
Master Bedroom A breathtaking 30' master bedroom with fully vaulted ceiling and exposed oak timbers. Southern gable end wall with floor to ceiling windows and glazed panels overlooking the grounds and surrounding land. Door into
En-Suite Bathroom With large bath on oak stands, separate walk-in Bristan shower unit with sliding door, low level WC and marble wash hand basin on marble top stand with cupboard below.
Bedroom Two A substantial double bedroom which can also be accessed from the second staircase from the Lobby. Twin aspect over the gardens and attractive antique cupboard. Door into a dressing room/study. A separate door leads into an
En-Suite Bathroom With large freestanding bath on oak stands with shower attachment, separate walk-in shower cubicle with Bristan shower unit, low level WC and circular marble basin in marble topped vanity cupboard.
Bedroom Three An attractive bedroom, although having a low beam, but also having a walk-in storage cupboard and door into the
En-Suite Shower Room With tiled shower cubicle with Bristan shower unit, low level WC and oval wash hand basin in marble topped vanity cupboard.
Bedroom Four A fine double bedroom facing south and having exposed ceiling timbers, studwork and attractive ornamental fireplace with brick surround. A door leads into:
En-Suite Shower Room With shower cubicle, low level WC and oval wash hand basin.
Second Floor
Between Bedrooms 2 and 4 is a small landing with a newel staircase rising from the ground floor Lobby and continuing up to the second floor.
Bedroom Five A vaulted room with exposed timbers and having lovely far reaching southerly views over gently undulating countryside. Door to
En-Suite Shower Room With tiled shower cubicle with Bristan shower unit, low level WC and oval wash hand basin in marble topped vanity unit.
A further door from Bedroom 5 opens to the Inner Lobby which in turn leads to
Bedroom Six Vaulted, exposed timbers and similar far reaching southerly views. Door into
En-Suite Shower Room With tiled shower cubicle with Bristan shower unit, low level WC and oval wash hand basin in marble topped vanity unit.
Outside
Grove Farm is approached through a timber five barred gate into a long gravelled driveway which leads round to a triple bay cart lodge, currently under construction. Above this will be a self-contained annexe providing an ideal staff flat/guest accommodation and including an en-suite bedroom and open plan sitting room/kitchen.
On either side of the drive are expanses of grounds, adorned with recently planted and mature trees including cherry, ash, chestnut, willow and oak. The drive crosses the moat which is well stocked with fish and beyond this to the western side the grounds open up to a large level area of garden and would be an ideal venue if somebody wanted to install a tennis court or swimming pool. The level lawn continues around the southern side and just beyond this, again to the south, is a small paddock. In total, the immediate grounds extend to approximately 3.75 acres.
Additional land also available
The rest of the land immediately adjoins the grounds of the house. There are 21 acres currently under cultivation and including an attractive copse of 1.7 acres.
The land will be sold with the benefit of Single Payment Entitlements. In order to be able to transfer these, the owner will need to remain in occupation of the arable land for a period - details of delayed completion upon this area or a tenancy will be discussed with prospective purchasers.
Wayleaves, Easements & Rights Of Way
The property is offered for sale subject to and with the benefit of all easements, wayleaves and other rights that affect it, whether they are specifically referred to or not. There are public rights of way which cross the property between points A, B & C which are marked indicatively on the plan.
Notes:
1. The building is currently insured by the NFU Mutual and the current vendor has indicated that the premium has not been loaded by the fact that the property is part thatch and timber framed.
2. There will be a restrictive Covenant placed upon the property whereby it cannot be used as a pig or poultry farm and erection of any future buildings will need the consent of the current vendor for siting and appearance.
3. The property is fully alarmed.
4. The property has been fitted with high quality carpets and sandstone tiling.
5. The property benefits from being on daily newspaper delivery route.
Services: Metered mains water and electricity. New private drainage system. Outbuilding housing twin boilers for oil-fired central heating and hot water. Underfloor heating throughout.
Council Tax: Band G; £1,992.71 per annum payable 2008/2009 (subject to reassessment)
Local Authority: Mid Suffolk Coastal District Council; 01449 720711
Viewing
By appointment with the selling agents only; Clarke & Simpson 01728 724200.
Directions
From Framlingham proceed north-west on the B1119 to Saxtead Green, before turning left on the A1120. Take the first turning to the right signposted to Bedfield and at the next Tjunction turn right. At the next cross roads turn left to Monk Soham and keep on this road for about half a mile where Grove Farm will be found on the left hand side.
Approaching from the south and west on the A1120, keep on this road until you reach the village of Earl Soham and at the T-junction of the A1120 turn left. At the next T-junction turn right and then take the first right again where Grove Farm will be found after about half a mile on the right hand side.
Important Notice
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. 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.
No guarantee can be given that any planning permissions or building regulations have been applied for or approved.
July 2008 (Amended October 2008)
Property agent
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