Property description

Sowerbys are pleased to offer this attractive character cottage, occupying generous grounds of around 0.24 acres (sts) in the village of Hilborough. Originally built as two farm cottages, Hawthorn Cottage now provides a range of well-proportioned reception rooms and three double bedrooms, which have been further enhanced by the addition of a conservatory on the south facing elevation. The current owners have improved the cottage throughout their tenure, including UPVC double glazing, refurbishing the kitchen and bathroom, as well as upgrading the electrical wiring. In brief, the accommodation comprises farmhouse style kitchen/breakfast room with two walk-in pantries, sitting room with wood burner, study, conservatory, utility and shower room on the ground floor; with the three bedrooms and family bathroom arranged around the spacious landing. Outside, there are various storage buildings, a summer house and a large shingle parking area. Viewers should note that the property's north/western boundary is adjacent to a section of the A1065.  

HILBOROUGH The village of Hilborough is situated 25 miles from the Cathedral City of Norwich and only 5.5 miles from the thriving and historic market town of Swaffham which has an extensive range of local amenities including Waitrose suprermarket, local shops, pubs and restaurants together with a variety of leisure and sports activities including an excellent Golf Club. The town has an extremely popular Saturday market and many interesting historic buildings including the parish church and 'The Buttercross'. There are a number of primary schools in the local area as well as Methwold High School, Litcham High School and Swaffham Hamond's High School.  

ACCOMMODATION COMPRISES:- Timber front door opening into… 

KITCHEN/BREAKFAST ROOM 15' 1" x 14' 7" (4.62m x 4.46m) Farmhouse style kitchen with a beamed ceiling and a range of oak fronted base level storage units under fitted timber work surfaces, which incorporate a single bowl porcelain sink unit with a mixer tap. Space for a range oven and plumbing and recess for a dishwasher. Two large pantries (2.14m x 1.38m & 2.40m x 1.43m) providing excellent storage. A pair of UPVC double glazed windows overlook the front garden, with two more windows on the rear wall. Door to the rear entrance hall and passageway leading to the sitting room.  

SITTING ROOM 14' 11" x 12' 5" (4.56m x 3.80m) A charming main reception room with a cast iron wood burning stove set into a brick fireplace serving as the main focal point. Oak flooring, UPVC double glazed windows to the front and rear, staircase to the first floor, television point and radiator. Opening to the study and a glazed door to the conservatory.  

CONSERVATORY 13' 2" x 9' 3" (4.02m x 2.82m) Added by the current owners, the conservatory currently serves as the formal dining area, but alternatively provides an additional sitting room with views over the rear garden. Of UPVC double glazed construction to three sides, with a glass roof and double doors on to the garden.  

STUDY 14' 9" x 6' 9" (4.5.2m x 2.08m) A useful extra reception room, currently set out as a home office/music room. UPVC double glazed windows to the front and rear, oak flooring and radiator.  

REAR ENTRANCE HALL Timber entrance door, window to side and doors to the kitchen and utility room. 

UTILITY ROOM 5' 8" x 5' 1" (1.73m x 1.55m) Plumbing and space for washing machine, floor mounted oil boiler, fitted shelving, window to rear and door to shower room.  

SHOWER ROOM Comprising tiled enclosure with glass screen and shower over, pedestal wash basin and low-level WC. Chrome heated towel rail and obscured glass window to rear.  

FIRST FLOOR LANDING A spacious landing area with stripped pine floorboards, windows to the front and rear, access to the loft space and doors to all three bedrooms and the family bathroom. 

BEDROOM ONE 15' 0" x 9' 10" (4.59m x 3.01m) A spacious double aspect bedroom with UPVC double glazed windows to the front and rear, enjoying views of the gardens and surrounding paddocks. Stripped pine floorboards and radiator.  

BEDROOM TWO 11' 6" x 10' 6" max (3.51m x 3.21m max) Double bedroom with UPVC double glazed window to the front and radiator.  

BEDROOM THREE 15' 4" x 9' 10" (4.68m x 3.02m) A third double room with double aspect views to the front and side. Built-in storage cupboard with internal shelving and hanging space. Radiator.  

FAMILY BATHROOM Stylishly refurbished main bathroom with stripped pine floorboards and a suite comprising roll top bath with mixer attachment, pedestal wash basin and close coupled WC. UPVC double glazed window to rear and chrome heated towel rail.  

OUTSIDE The property is approached from Walnut Drive (which is an un-adopted road), through a five bar timber gate on to a private shingle parking area for several vehicles. From here, there is access into both the front and rear gardens. The gardens are generally laid to lawn and generous in size, interspersed with a variety of mature trees, two of which are subject to Tree Preservation Orders. Other features include a timber pergola and an insulated summer house in the south facing rear garden, and a useful storage area at the side of the house where there is a wood store and garden shed. Attached to the west facing gable wall of the cottage there is a gardeners store and a fantastic workshop building. In all the grounds extend to around 0.247 acres (sts).  

WORKSHOP 16' 6" x 10' 0" (5.03m x 3.06m) Double doors opening on to the garden at the front, fitted shelving and internal power and lighting. The workshop is attached to the gable wall of the cottage and is of partial brick and timber construction under a sheet panelled roof.  

SERVICES The property is connected to mains drainage, electricity and water supply. Oil fired central heating to radiators.  

AGENT'S NOTE It should be noted that the property's north/western boundary adjoins a section of the A1065.  

ENERGY EFFICIENCY RATING E. Ref:- 9841-2887-6205-9827-9921

To retrieve the Energy Performance Certificate for this property please visit https://www.epcregister.com/ and enter in the reference number above. Alternatively, the full certificate can be obtained through Sowerbys.