Property description

GUIDE PRICE £350,000 - £375,000



Sowerbys are pleased to offer this unique period cottage, occupying a generous 0.3 acre plot (stms) overlooking pleasant countryside in the picturesque village of West Lexham. From the handsome brick & flint exterior, visitors will be surprised to learn that this property is in fact single storey, having been completely remodelled several years ago. Originally built as a row of farmers cottages in the mid-1800's, the cottage now provides superb open-plan reception rooms with full height vaulted ceilings at the front and four generous double bedrooms which overlook the gardens and surrounding farmland at the rear. The accommodation briefly comprises spacious reception hall, kitchen/breakfast room with larder, sitting room with fireplace, utility room, four double bedrooms, bathroom and shower room. Outside, the gardens are predominantly laid to lawn with paved seating areas and a double garage with plenty of room for parking.  

WEST LEXHAM The small village of West Lexham is situated between the towns of Swaffham and Fakenham. The village forms part of the civil parish of Lexham, which in turn is part of the district of Breckland. Local government responsibilities are shared between the parish, district and county councils. St Nicholas Church in the middle of the village is a pretty round towered church nearly a thousand years old. Close to the historic village Castle Acre with its priory and castle, the Peddars way and the beautiful walks along the Nar Valley. The nearest railway station is at King's Lynn for the Fen Line which runs between King's Lynn and Cambridge. The nearest airport is Norwich International Airport. 

ACCOMMODATION COMPRISES :- From the parking area, a paved pathway with several exterior lights leads around the side of the property to the front door which opens to… 

RECEPTION HALL 12' 8" x 10' 2" (3.88m x 3.10m) A most impressive entrance area with vaulted ceilings and two original windows overlooking the front garden. Doors to the kitchen/breakfast room, sitting room and inner hallway, two radiators and a range of exposed timberwork. Previously, the reception hall has also served as an open-plan study area with more than ample space for a desk or other similar furniture. 

KITCHEN/BREAKFAST ROOM 19' 7" x 9' 4" (5.98m x 2.87m) A neatly appointed room, again, with fully vaulted ceilings [measuring 18' 2" (5.54m) at its apex]. A range of hand-painted timber base level and wall mounted storage cupboards incorporating drawer space and a plate rack extend along two walls with oak block work surfaces and tiled splashbacks. Single bowl porcelain butler sink set into the countertops beneath one of two timber frame windows with internal secondary glazing which overlook the side aspect. Space for a Rangecooker and recess beneath the worktops for an appliance. Built in dishwasher, walk-in larder cupboard with internal shelving, lighting and the necessary plumbing for a washing machine. Tiled flooring and door to utility room. 

UTILITY ROOM 9' 7" x 9' 6" max (2.94m x 2.91m max) Also serving as a side entrance lobby, with a timber door opening onto the paved area at the front of the house. Floor mounted oil boiler providing domestic hot water and central heating to the property, original window overlooking the garden and a built in airing cupboard housing an insulated hot water cylinder. 

SITTING ROOM 28' 11" x 12' 8" (8.83m x 3.87m) An extraordinary main reception space which has been created by removing all of the internal walls of the original farm cottages. The result is a superb open-plan area with three pairs of windows on the front elevation allowing light to flood in. Vaulted ceilings with an array of exposed timberwork and a pair of glazed timber doors opening onto a paved terrace at the side. At one end of the room, a cast-iron wood burning stove is set within a substantial brick built fireplace with dated beam above and a range of timber shelving units built into the recesses to either side. Solid timber flooring, television point, four radiators, telephone point and door to rear hall. 

INNER HALL Doors to bedrooms one and two and the bathroom.  

BEDROOM ONE 15' 4" x 11' 6" (4.68m x 3.52m) Well-proportioned double aspect bedroom with timber frame windows with internal secondary glazing to the side and rear. Television point, telephone point and radiator. 

BEDROOM TWO 15' 2" x 9' 7" (4.64m x 2.93m) Again, a pleasantly presented and well-proportioned double room with a timber frame window with internal secondary glazing enjoying views of the rear garden. Double doors to a built in wardrobe with hanging space and a further door opening to a storage cupboard with fitted shelving. Telephone point and radiator. 

BATHROOM Comprising panel sided bath with tiled surround with a mixer tap and shower attachment over, washbasin built into a substantial storage unit and low level WC. Tile effect flooring, obscure glass window to rear, electric towel rail and radiator. 

REAR HALL Like the inner hall, the rear hall provides access to two bedrooms (three and four) and the recently refurbished shower room.  

BEDROOM THREE 15' 2" x 9' 11" (4.63m x 3.03m) A trio of doors to built in storage cupboards which provide internal shelving and hanging space, timber frame window with internal secondary glazing overlooking the rear garden and radiator. 

BEDROOM FOUR 15' 3" x 11' 9" (4.65m x 3.60m) A delightful double bedroom with two pairs of built in double wardrobes, one of which houses the second hot water cylinder along with a range of fitted shelving. A timber frame window with internal secondary glazing on the rear wall enjoys delightful views of the rear garden and across the neighbouring farmland. Radiator and telephone point. 

OUTSIDE The mature grounds extend to approximately 0.3 acres and are predominantly laid to lawn, with gardens to the side, front and rear. From the rear of the property, a paved pathway behind a low level brick and flint wall extends around to the front door where the paved area widens to create one of two seating areas. The second seating area is located outside the double doors on the gable wall of the cottage, from where superb views over neighbouring farmland can be best enjoyed. A low level fence with a central gate opens up to the rear gardens which are generous in size and house the garage building* please see agent's note. 

ENERGY EFFICIENCY RATING F. Ref:- 8602-8408-6729-6296-3693

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

SERVICES CONNECTED The property is connected to mains electricity, septic tank drainage and oil fired central heating. The water supply is provided and regulated by the Lexham Hall Estate and charged annually. 

AGENT’S NOTE It should be noted that the whole garage block may be available for purchase, however, use of two of the garages would be retained by the current owners for a period not exceeding 24 months. 

COUNCIL TAX Band E. 

Property Info:

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