Property description

Norwich - 23.1 miles

Cambridge - 42.9 miles

Attleborough - 8 miles



An impressive and substantial property offering over 2500 sq. ft. of accommodation over two floors –with a detached annexe, formal gardens of 0.25 acres and a further paddock of 1 acre (sts).



Guide Price £575,000



Accommodation comprises briefly:

• Entrance Hallway

• Sitting Room

• Dining Room

• Family Room

• Kitchen/Breakfast Room

• Utility Room & Cloakroom

• Conservatory

• Study

• Four Bedrooms

• Family Bathroom • En-suite Shower Room

• Annexe/Home Office

• Ample Driveway & Parking

• 0.25 Acres Formal Gardens (sts)

• Further Paddock Of 1 Acre (sts)



The Property

Hornbeam House was built in 1992 of farmhouse style with rendered colourwash elevations beneath a pitched tile roof.



An entrance porch way proceeds into the reception hall, where you will immediately notice the solid oak staircase which leads up to the first floor. The ground floor is cleverly designed with four main reception rooms - the dining room, sitting room, family room and conservatory - with a useful home office/study also located on the ground floor. Of particular note is the sitting room with its large fireplace, dual aspect windows and mock beams. At the heart of the home is the breakfast kitchen with plenty of cabinets plus an adjacent utility room. The kitchen is open plan to the family room, making the space a lovely social room for entertaining in or relaxing. Stairs lead up to a very spacious landing area, which has a vaulted ceiling line and bespoke stain glass window. The landings extend further to either end of the house providing access into the bedrooms. All four bedrooms are excellent double rooms with good amounts of built in storage/wardrobes. The family bathroom has been refitted with a modern four piece suite comprising a large corner shower, roll top bath, wc & hand wash basin.The master bedroom enjoys a spacious en-suite with a large walk in shower.



Outside

The property sits proudly in its plot of formal gardens which extend to approximately 0.25 acres. The house is surrounded by lawns with a sweeping driveway leading up to the house and parking area. At the rear of the property is a conifer hedge, which seperates the formal gardens from the 1 acres paddock (sts). Vehicular access is available to the paddock via the neighbouring lane. The detached annexe was formerly the double garage and was converted in 2006. The annexe comprises a kitchen, shower room, sitting room and bedroom. Above is a spacious storage room and could be incorporated into the annexe.



Location

Hornbeam House is situated along Watton Road within the village of Larling. Although the village has limited facilities, day-to-day amenities are not far away in the village of East Harling. Here you will find a village store, post office, take aways, a butcher, pharmacy and two pubs. The towns of Wymondham, Diss & Attleborough are not too far away and offer a higher number of amenities and supermarkets. The property is situated only 2 miles away from the A11, which has recently been dueled to quicken journeys between Norwich – Cambridge and beyond.



Directions

Exit the A11 signposted 'Larling' and turn onto Watton Road. Follow Watton Road for a further mile where you will find Hornbeam House on the left hand side, marked by a for sale board.



Agent Note

The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.



Services

Septic tank. Mains electricity and water connected. Oil fired radiator central heating.



Local Authority

Breakland District Council

Tax Band: E

Energy Rating: TBC

Postcode: NR16 2RA



Tenure

Vacant possession of the freehold will be given on completion.



Fixtures and Fittings

All fixtures and fittings including curtains are specifically excluded from the sale, but may be available in addition, subject to separate negotiation.