Property description

Sowerbys are pleased to offer this handsome Victorian brick and flint faced former estate cottage, occupying a generous plot of around 0.3 acres (sts) with delightful views across the neighbouring countryside. The cottage would make the ideal home, holiday cottage or investment and has been recently renovated to incorporate a number of contemporary features, whilst sympathetically retaining the charm and character of the original cottage. Of particular note is the stylishly appointed modern kitchen/breakfast room, which comes complete with granite work surfaces and a range of integrated appliances. In the main reception room a cast iron wood burning stove set within the original brick recess serves as the room's main focal point. The ground floor accommodation is completed with a utility/boot room and fully refurbished ground floor bathroom; whilst on the first floor there are three bedrooms and a shower room. Having undergone such an extensive programme of improvement, this cottage is far more efficient than an average Victorian farm cottage; benefits include a brand new oil-fired combination boiler, internal double glazing to complement the original iron framed windows, giving triple glazing and the exterior walls are dry lined. The outside space comprises an expanse of lawn which adjoins the rolling countryside, an off-road parking area, various seating areas and a pair of brick built outbuildings. 

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:- Partially glazed rear entrance door opening to… 

BOOT ROOM The rear boot room doubles up as an entrance hall and utility area with tiled flooring, plumbing for a washing machine and a floor mounted oil boiler which provides domestic hot water and central heating to the property. Timber doors opening to the kitchen/breakfast and bathroom. 

KITCHEN/BREAKFAST ROOM 13' 3" x 9' 8" (4.04m x 2.95m) A superbly presented fully fitted kitchen with a selection of contemporary base level and wall mounted storage units with granite work surfaces and matching upstands. 1.5 bowl stainless steel sink unit set into work surfaces and a range of integrated appliances which include an electric oven, ceramic hob with cooker hood over, refrigerator, freezer and dishwasher. Further storage built into the chimney recess, latch and brace timber door opening to the sitting room, tiled flooring and radiator. 

SITTING ROOM 20' 1" x 14' 0" (6.12m x 4.27m) A pleasantly proportioned double aspect room with a cast-iron wood-burning stove set within an attractive original fireplace serving as the room's main focal point. Tiled flooring, window to the front and rear, television point and radiator. Timber staircase rising to the first floor landing with a useful understairs storage cupboard. 

BATHROOM A recently refurbished suite comprising panel sided bath with chrome mixer tap and shower attachment over, close coupled WC and pedestal washbasin. Tiled flooring, heated towel rail and a double glazed window to side. 

FIRST FLOOR LANDING With doors to all bedrooms and the shower room, as well as access to the loft space.  

BEDROOM ONE 13' 6" x 10' 1" (4.11m x 3.07m) Well-sized double bedroom with a range of quality fitted wardrobes providing internal shelving and hanging space, window to front and radiator. 

BEDROOM TWO 10' 6" x 9' 7" (3.2m x 2.92m) Another generously sized bedroom with a window on the rear elevation enjoying superb views over the garden and surrounding countryside. Built in cupboard with hanging space over stairwell and radiator. 

BEDROOM THREE 9' 4" x 8' 3" (2.84m x 2.51m) Window overlooking the gardens at the side of the property and radiator. 

SHOWER ROOM A fully refurbished room comprising tiled enclosure with glass door and electric shower over, pedestal washbasin and close coupled WC. Tiled flooring and towel rail. 

OUTSIDE The property is approached from a quiet country lane onto a shingle parking area which has been enclosed by fencing and hedging. From the parking area, a gravel pathway leads to the rear of the property. The grounds, which extend to approximately 0.3 acres (sts) are predominantly laid to expanses of lawn and enclosed by a combination of fences and mature hedging. At the rear of the house, dramatic views of the neighbouring farmland can be enjoyed, as well as the private and peaceful setting. Immediately to the rear of the property there are two brick built store rooms with pitched pantile roofs and single glazed windows, and also including internal power and lighting. Between the outbuildings and the house, there is a paved courtyard, from where there are doors leading into the sitting room and boot room. In addition, there is a fenced area housing the oil tank and water butt. The borders to the rear of the property extend along the east side of the plot and are defined by post and rail fencing with a gate into the neighbouring fields. There are two dedicated seating areas, one is decked and fenced and the other is a terrace and both offer pleasant views of the garden and fields beyond. There is a mixture of shrubs to the front, side and rear of the property but the gardens are mainly laid to lawn, making it a blank canvas for any aspiring gardeners. 

SERVICES CONNECTED The property is connected to mains electricity, septic tank drainage shared with five village houses and water supply from Lexham Estate. 

COUNCIL TAX Band B. 

ENERGY EFFICIENCY RATING C. Ref:- 8184-6526-4790-0727-6992

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