Property description

Sowerbys are pleased to offer this delightful period cottage, positioned on a quiet road in the popular village of Foulsham. Built in 1833 and still retaining much of its original charm, the property enjoys a wonderfully homely and welcoming atmosphere in which character features abound. The accommodation briefly comprises: entrance hall, sitting room, dining room, kitchen/breakfast room and a delightful garden room on the ground floor; with three first floor bedrooms and the family bathroom accessed from the spacious landing. In addition to the main house, the current owners have also converted an existing outbuilding to create a versatile open-plan room with en-suite shower facilities, making it ideal for use as an office or studio, guest accommodation or even as a Bed & Breakfast. Other notable features include a single garage, an enclosed courtyard and a private rear garden with timber decked entertaining area. 

FOULSHAM Foulsham is a typical Norfolk village just off the A1067 Norwich to Fakenham road. The name means "Homestead of the birds". The lovely 14th century 'Church of The Holy Innocent' was burnt severely in a fire in 1770 and was rebuilt with its 15th century tower intact. Today the village has a well stocked local shop, good primary school and pub. Foulsham is 11 miles from the market town of Dereham, with its wide range of shops, schools and facilities. Foulsham is in the Reepham High School catchment area. It is just 18 miles from Norwich with its rail link to Liverpool Street and Norwich Airport, which is the perfect intercontinental gateway through Schiphol Airport and it is 30 miles from King's Lynn with its direct rail link to Cambridge and London. 

ACCOMMODATION COMPRISES:-  

ENTRANCE HALL Original timber staircase with a central runner with brass rods, rising to first floor landing. Timber doors with authentic Victorian door furniture opening into the sitting room and dining room. 

SITTING ROOM 13' 3" x 12' 5" (4.06m x 3.81m) A charming reception room with a cast-iron wood burning stove set upon an elevated pamment tiled hearth within a brick built inglenook with brick header. A range of exposed ceiling and wall timbers, UPVC double glazed window to front, television point and radiator. 

DINING ROOM 13' 5" x 12' 5" (4.09m x 3.81m) A second family reception room with identical proportions to the sitting room. Original fireplace recess housing a wood burning stove. Exposed ceiling joists, door to a useful under-stairs storage cupboard, UPVC double glazed sash window to front, telephone point and radiator. Step up to the kitchen/breakfast room. 

KITCHEN/BREAKFAST ROOM 17' 5" x 8' 2" (5.31m x 2.49m) A selection of rustic handmade reclaimed units which used to form part of an old bar within the public house, made up of timber fronted storage cupboards, drawers and shelves with timber work surfaces over, incorporating a single bowl porcelain butler sink with chrome mixer tap. Recess for a range cooker and the required plumbing and space for a washing machine and dishwasher. Tiled flooring, timber framed double glazed window to side, radiator and a pair of fully glazed double doors opening into the garden room.  

GARDEN ROOM 17' 3" x 11' 3" (5.26m x 3.43m) A spacious addition to the existing ground floor reception space, the garden room is currently used as a dining area/second sitting room, with glazing along two elevations allowing light to flood in. A pair of fully glazed doors opening onto the rear courtyard, to continue the flow of the accommodation to the outside space. Stripped pine floorboards, pitched polycarbonate panel roof and radiator.  

FIRST FLOOR LANDING Split level landing area with exposed timber floorboards and doors leading to all three first floor bedrooms, the family bathroom and the spacious airing cupboard which houses an insulated hot water cylinder and a wall mounted oil fired boiler which provides domestic hot water and central heating to the property. Stained glass window to rear and access to loft space. 

BEDROOM ONE 13' 8" x 11' 5" (4.19m x 3.48m) Double bedroom with an array of character on display including the original oak floorboards and exposed brickwork on the chimney breast. UPVC double glazed sash effect window to front, television point and radiator. 

BEDROOM TWO 14' 2" x 8' 3" (4.34m x 2.54m) Another well-proportioned double bedroom with radiator and a UPVC double glazed window overlooking the courtyard at the side of the house.  

BEDROOM THREE 10' 7" x 7' 3" (3.23m x 2.21m) UPVC double glazed sash effect window to front, radiator and double hanging wardrobe area built into chimney recess. An ideal size for use as a child's bedroom or first floor study. 

BATHROOM Suite comprising panel-sided bath with chrome mixer tap and shower attachment over, pedestal washbasin and close coupled WC. Tiled flooring, obscured glass window to front and radiator. 

THE BARN Converted by the current owners from an existing outbuilding, The Barn provides the property with superb additional versatile accommodation. The main part of the building is open-plan and currently serves as additional reception space, the owner's office and additonal guest accommodation. There is an en-suite shower room, making it suitable for any number of alternative purposes including a playroom, sitting room, annex accomodation or even for use as a B&B/holiday let.  

ACCOMMODATION COMPRISES:- Stable style door opening to office/studio. 

OFFICE/STUDIO 19' 9" x 14' 2" > 11'10" (6.02m x 4.32m >3.61m) Impressive open-plan area with a pair of fully glazed double doors opening on to the rear garden. Exposed ceiling timbers, window to rear and access to loft space. Inner door to en-suite. 

EN-SUITE Comprising fully tiled enclosure with glass doors and an electric shower over, close-coupled WC and wall mounted wash basin. Timber panelling to waist height and tiled flooring. The Barn has an independent hot water cylinder located in the roof space. 

OUTSIDE Timber gates at the side of the house lead through to an enclosed courtyard which offers off-road car parking in front of the garage and also provides a secure and private playing/entertaining area. The main garden lies beyond The Barn, and is a delightful space with colourful planting and raised beds flanking a neatly maintained lawn. Within the garden there is a timber decked eating area as well as a shingle terrace which steps back down in to the main room of The Barn. The rear garden is completely enclosed by an attractive mixture of woven willow fencing, brick & flint walling and mature hedges. 

GARAGE 17' 10" x 9' 3" (5.44m x 2.82m) Timber double doors to front and rear personnel door. Electrical power and lighting. 

AGENTS NOTES The neighbouring property has a legal right of access across the courtyard at the rear of The Forge.

The Forge shares a flying freehold with the neighbouring property. 

DIRECTIONS Leave Dereham on Swanton Rd and continue for 2 miles before taking a left turn onto Dereham Rd (B1147). Proceed the village of Swanton Morley and continue on the B1147 until reaching the T-junction. Turn left onto Fakenham Rd/A1067 and continue to follow A1067 before turning right opposite the water tower (signposted towards Foulsham). Proceed into the village, passing the pub and shop, before taking a right turn onto Reepham Rd where the property can be found on the left.  

ENERGY EFFICIENCY RATING E. Ref:- 0808-2803-7283-9702-2721

To retrieve the Energy Performance Certificate for this property please visit https://www.epcregister.com/ and enter in the reference number above.