5 bedroom house

Reception hall, study, drawing room, kitchen/dining room, utility room and cloakroom.
Principal bedroom with en-suite shower room, two further double bedrooms, bathroom and shower room.
Two double attic bedrooms. Double bay cartlodge with adjacent store and home office above with cloakroom. Ample parking.
Mature gardens and grounds extending in all to 2.5 acres.  

Location Sunnyside Farm is situated in a terrific location within the village being along the no through road of Gorams Mill Lane. It has the great advantage of feeling rural but being within a very short walk of everything this most popular village has to offer. Laxfield is considered one of the most desirable villages in the area with its two public houses, The Royal Oak and The Kings Head, known locally as the Low House. Not only is there a highly regarded primary school and pre-school, but a Co-Op village shop, museum and hardware store/ garage. There is also a cricket team, bowls and football club.

The historic market town of Framlingham is approximately 7 miles from the village and here there are comprehensive facilities including a large Co-Op supermarket, public houses and a variety of restaurants. The town is also home to Thomas Mills High School and Framlingham College. Diss is approximately 12 miles away and offers mainline rail services to London's Liverpool Street Station, Ipswich and Norwich. Suffolk's Heritage Coast is approximately 14 miles as the crow flies, and boasts popular destinations such as Southwold, Walberswick, Dunwich and Minsmere.  

Description Sunnyside Farmhouse is a particularly fine Grade II Listed house which has been sympathetically renovated and extended over the last couple of decades. The house is of timber framed construction with lime rendered elevations under a tiled roof. The house is believed to date from the 16th Century and of particular note are the exposed timbers being beams, studwork and floorboards. In addition there are historic fireplaces and doors. Throughout the ground floor are brick and tile floorcoverings with underfloor heating served by a ground source heat pump. The property offers spacious rooms throughout, particularly the open-plan kitchen/dining room with its stylish hand built units, along with the drawing room. On the first floor are three double bedrooms and on the second two further double attic bedrooms. As well as the house is a double cartlodge with adjoining store and above, a home office which could have a multitude of uses. The house stands in lovely grounds that extend to approximately 2.5 acres.  

The Accommodation  

The House  

Ground Floor A main door provides access to the  

Reception Hall An impressive entrance to the house with exposed studwork and pamment tile flooring with underfloor heating. West facing skylight. Built-in cloak cupboard with hanging rail, shelving and automatic lighting. Exposed wattle and daub. A historic door leads to the inner hallway and a further door open to the 

Study 17'2 x 9' (5.23m x 2.74m) A study or snug with north-west and south-west facing windows as well as exposed studwork. Hatch to roof space. Brick flooring with underfloor heating. Wall light points. A door opens to the 

Drawing Room 18'3 x 17'7 (5.56m x 5.36m) A most impressive and spacious room with a wealth of exposed timbers. South-east facing sash window to the front of the property. Feature lighting system. South-west facing French doors to the patio. Brick flooring with underfloor heating. Inglenook fireplace with bressummer beam above which is home to a wood burning stove on a tiled hearth. Wall light points. Corner cabinet. Door to the inner hallway and further door to the  

Lobby Brick flooring. Exposed timbers and door to the exterior. A door leads to the  

Kitchen/Dining Room 34' x 16' (10.36m x 4.88m) A highly impressive room with windows to the north-west, north-east, south-east and south-west. Fitted with a bespoke range of low level wall units by Orwell Furniture. Granite work surfaces. Pantry units. Former fireplace which has space for a range cooker and with extractor fan. Kitchen island with integrated dishwasher, drawers and cupboards. Double butler sink with mixer taps above and Quooker instant hot water tap. Brick flooring with underfloor heating. Wall light points with feature lighting. Exposed studwork and beams. Built-in understairs cupboard and former bread oven. A staircase leads to the first floor. Door to the inner hallway and a further door to the  

Utility Room 9'8 x 8' (2.95m x 2.44m) High and low level wall units with space and plumbing for a washing machine and tumble drier. Water softener. Granite work surface with inset ceramic sink and mixer taps above. North-east and south-west facing windows as well as a stable style door to the exterior. Brick flooring with underfloor heating. Recessed spotlighting. Hatch to roof space. A door opens to the  

Cloak/Plant Room WC, hand wash basin and north-west facing window with obscured glazing. Hatch to roof space. Boiler for ground source heat pump. From the kitchen a door opens to the  

Inner Hallway Brick flooring with underfloor heating. Door to the reception hall, drawing room and stairs with feature lighting leading up to the 

Landing North-west facing mullion window. Exposed floorboards. Stairs to the second floor and secondary staircase down to the kitchen. Built-in linen cupboard with slatted shelving and automatic lighting. Wall light points. Exposed timbers. Radiator. Doors lead off to the bedrooms, bathroom and shower room. 

Bedroom One 18'5 x 17'3 (5.61m x 5.26m) A spacious triple aspect room with lovely views over the grounds and towards Laxfield's Church. Exposed floorboards and studwork. Radiator. Cast iron fireplace with timber surround. Wall light points. A door opens to an  

En-Suite Shower Room With shower unit, WC and hand wash basin. South-east facing window overlooking the garden. Exposed floorboards and studwork.  

Bedroom Two 13'3 x 9'6 (4.04m x 2.90m) A double bedroom with south-east facing sash window to the front of the property. Exposed timbers. Brick fireplace. Radiator. Wall light points. 

Bedroom Three 16' x 12' (4.88m x 3.66m) A third double bedroom with vaulted ceiling and exposed timbers. North-west facing window. Built-in wardrobe with hanging rail and shelf. Radiator. Mezzanine with hatch to roof space.  

Shower Room Comprising shower unit, WC and hand wash basin. Two ladder style chrome towel radiators. North-east facing conservation skylight. Recessed spotlighting. 

Bathroom Bath, WC, shower unit and hand wash basin. Radiator and ladder style chrome towel radiator. North-east facing sash window. Exposed timbers.

From the landing stairs lead up to the 

Second Floor  

Landing North-west facing conservation skylights. Radiator.  

Bedroom Four 15'2 x 13'5 (4.62m x 4.09m) A double bedroom with vaulted ceiling and exposed timbers. South-west facing sash window with views over the roof tops of Laxfield towards the Church. North-west facing conservation skylight. Radiator.  

Bedroom Five 14' x 13'5 (4.27m x 4.09m) A fifth double bedroom with vaulted ceilings and exposed timbers. North-east facing sash window with views over the grounds and towards the neighbouring houses. Radiator. 

Outside From Gorams Mill Lane, a track leads to the property and its parking area. Here there is space for ample vehicles and access to the double cartlodge and adjacent store. The cartlodge itself measures approximately 19' x 12' (5.79m x 3.66m). Power and light are connected. Abutting this is a woodstore and stairs at the rear of the cartlodge lead up to the

Home Office which measures 25' x 10'5 (7.62m x 3.17m) and has south and east facing windows, a fitted desk and eaves storage cupboards. There is an electric heater as well as a cloakroom with WC, stainless steel sink and cupboard. It has in the past been used as an office, a playroom and for overflow accommodation.

The gardens and grounds surround the house and the more formal gardens are laid to lawn and contain beds, maturing trees, vegetable beds and a pond. To the south-west and south-east of the house are patio areas, one of which is a built-in brick barbecue. Beyond the gardens is a meadow with an abundance of trees including fruit trees. In all, the grounds extend to 2.5 acres.  

Viewing Strictly by appointment with the agent.  Covid-19 - No more than two related viewers will be admitted to the property and assurances must be provided that neither party has Covid-19 symptoms.  Viewers must bring with them appropriate PPE (mask) and sanitise accordingly. 

Services Mains water and electricity. Modern sewage treatment plant. Heating via a ground source heat pump (the pipes for this are located under the meadow).  

Council Tax Band F; £2,767.51 payable per annum 2021/2022 

Local Authority Mid Suffolk District Council, Endeavour House, 8 Russell Rd, Ipswich IP1 2BX; Tel:  

EPC Rating There is no EPC as the property is Listed 

NOTES 1. These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn. Interested parties should rely on their own/their surveyors investigations as to the construction type of the property and its condition. No warranty can be given for any of the services or equipment at the property and no tests have been carried out to ensure that heating, electrical or plumbing systems and equipment are fully operational. Any distances, room aspects and measurements which are given are approximate only. Any plans are indicative only and may not be the same as the transfer plan/s.  No guarantee can be given that any planning permissions or listed building contents or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise

2.Under Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 we, as Estate Agents, are required to obtain identification from buyers in the form of the photo page of your passport or a photo driving licence. The document must be in date.  In addition, we need proof of address in the form of a utility bill with the name and address of the buyer. This must not be more than three months old. We are also under obligation to check where the purchase funds are coming from.

3. There is a public footpath running along the driveway which leads to the village allotments and beyond to rural walks.

4. The vendor is retaining an area of land to the south of the farmhouse and will have a right of way over the drive shaded green and will have the right to create a new vehicular and pedestrian access point into the retained land from the drive.

May 2021

Marketed by: Clarke & Simpson, Framlingham