Hillcrest

Entrance hall, reception hall, three reception rooms, kitchen/breakfast room, study/gym, utility room, boot room and cloakroom. Two ground floor en-suite bedrooms. Two first floor en-suite bedrooms. Double garage, car port and driveway. Patio and terraced areas. Gardens and grounds extending to approximately 0.79 acres (0.32 hectares) in all. A paddock of approximately 3.14 acres (1.27 hectares) available by separate negotiation. 

Location Hillcrest will be found in a wonderfully quiet, rural location along Gromford Lane, and just a short distance from the centre of the village. Snape is a thriving village with an excellent primary school, post office, two garages, a filling station with shop and two inns, The Golden Key and The Crown, together with the village hall, which hosts many classes and activities. The world famous Maltings concert hall, together with the acclaimed retail complex and Plough and Sail Inn, set on the River Alde, are only a short walk away.

There are many wonderful walks within the area, both along the river to Aldeburgh and Iken and to the nearby forests. Sailing is to be found at Orford and Aldeburgh and there are many golf courses in the area. Snape also has an hourly bus service to Aldeburgh, Woodbridge and Ipswich, and a rail station in the market town of Saxmundham, around three miles away, where there are also Waitrose and Tesco supermarkets. 

Directions Enter the village of Snape from the church crossroads on the A1094, pass Snape Country Stores and the village hall on the left. Turn right along Gromford Lane, opposite The Crown public house. Continue along this road for approximately half a mile and Hillcrest will be found on the left hand side.

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Description Hillcrest comprises a wonderfully versatile and spacious property with the accommodation extending to over 3,000 square feet (279 sqm) in all. The current vendor acquired Hillcrest in 2017 and shortly thereafter commissioned a programme of remodelling, extending and refurbishing the property to create the wonderful accommodation that the property now offers.

To the front of Hillcrest is a large gravel driveway for the parking and turning of a number of vehicles, together with the double garage and car port. The rear garden, which faces in a westerly direction and therefore enjoys the sun during the latter part of the day, is mainly laid to grass for ease of maintenance, but interspersed with a number of mature specimen trees. Beyond the garden is the paddock, that is available by separate negotiation and which is fully enclosed within stock proof fencing. The paddock benefits from a separate independent access from Cundle Green Lane, and extends to approximately 3.14 acres (1.27 hectares) in all.  

Overage The paddock will be sold subject to overage provisions whereby for a period of 25 years if planning consent for residential development is obtained then 30% of the enhanced value will be payable to the sellers. 

The overage payment will be based on the value of the property with the benefit of the planning permission less the market value of the land immediately before the grant of such planning permission and with no expectation of such planning permission and will be payable immediately upon implementation of the planning permission or the sale with the benefit of planning permission.  For the avoidance of doubt the overage will not capture annexe accommodation, B&B/holiday lets or commercial uses. 

The Accommodation  

The House  

Ground Floor A wooden front door with central leaded light opens into the 

Entrance Hall With Velux roof lights, tiled flooring, radiator and doors off to 

Boot Room With window overlooking the front drive and fitted with range of cupboards together with granite worksurface incorporating a sink unit with mixer tap and drainer. Water softener, recess for washing machine/tumble dryer and floor standing oil fired boiler. Tiled flooring to match the Entrance Hall and recessed spotlighting.

Returning to the Entrance Hall a part glazed door provides access to the 

Reception Hall A spacious area for receiving guests and with a wide opening incorporating pocket doors leading through to the Sitting/Dining Room. Staircase rising to the First Floor with fitted storage cupboard, shelving and wine rack. Wooden boarded floor, recessed spotlighting, door to storage cupboard and opening through to the 

Inner Hall With window providing views of the front drive. Tiled floor, recessed spotlighting, part glazed stable type door to the Kitchen/Breakfast Room and further doors off to  

Cloakroom With WC, pedestal wash basin with tiled splashback, radiator and tiled floor matching the Inner Hall. 

Utility Room With range of fitted cupboards with marble effect worksurface over, access to roof space, recess and plumbing for washing machine, shelved recess, tiled flooring and door through to the 

Study/Gym 17'3 x 8' (5.26m x 2.44m) With window providing good views of the gardens and grounds and integral door providing access to the garage. Door to the patio, tiled floor, recessed spotlighting, fitted shelving and radiator.

Returning to the Reception Hall an opening with pocket doors provides access to the  

Sitting/Dining Room 23'2 x 12'3 (7.06m x 3.74m) A spacious, multi-functional reception room that makes the most of the wonderful views of the patio, rear garden and paddock beyond. The focal point of the Sitting Room is the contemporary wood burning stove set on a polished stone hearth. Fully glazed bi-fold doors providing access to the patio and terrace area. Wooden boarded floor, recessed spotlighting, radiators and opening through to the 

Kitchen/Breakfast Room 24'4 x 13'2 (7.42m x 4.02m) A beautiful later addition to Hillcrest. Incredibly light with windows on three elevations providing good views of the gardens and grounds, together with Velux window lights. The kitchen area is well fitted with range of cupboard and drawer units with granite worksurface over incorporating butler sink with mixer tap and carved drainer to the side. Recess for Rangemaster cooker with matching light and extractor hood over. Recess and plumbing for dishwasher. Recess for American style fridge freezer. Exposed roof truss elements, spotlighting, tiled flooring, door providing access to the patio and terrace and part glazed stable type door returning to the Inner Hall.

Returning to the Reception Hall a door provides access to a further Inner Lobby with door to Airing Cupboard and doors off to 

Family Room 16'6 x 13' (5.03m x 3.96m) With large window on the rear elevation overlooking the terrace, gardens and paddock beyond. Radiator, TV point and door though to  

Bedroom One 16'7 x 11'7 (5.06m x 3.53m) A wonderfully large, twin aspect double bedroom enjoying views of the gardens and grounds. Recessed spotlighting, radiators, door to walk-in wardrobe cupboard and door to  

En-suite Bathroom With suite comprising panelled bath in half-height tiled surround, pedestal wash basin, WC and large walk-in shower enclosure. Wood effect tile flooring, heated towel rail, window to front and extractor fan.

Returning to the Inner Lobby a second door provides access to 

Bedroom Two 13' x 9' (3.96m x 2.74m) A double bedroom with large window on the front elevation overlooking the driveway. Recessed spotlighting, radiator and door to  

En-suite Shower Room Extremely well fitted with large fully tiled walk-in shower cubicle. WC and pedestal wash basin with tiled splashback. Heated towel rail and extractor fan. Window to the front elevation.

Returning to the Reception Hall stairs rise to  

First Floor A split level Landing with door to  

Bedroom Three 13' x 10'9 (3.95m x 3.28m) Another spacious double bedroom with dormer window providing views across the gardens and paddock. Radiator and door to 

En-suite Bathroom With panelled bath with mixer tap and shower attachment, WC and pedestal wash basin. Wood effect flooring, radiator and access to eaves storage cupboard. Extractor fan.

Stairs from the split level Landing rise to  

Bedroom Four 14'6 x 11'5 (4.42m x 3.48m) A double bedroom with dormer window that also provides wonderful views across the gardens and grounds. Radiator, recessed spotlighting, door to eaves storage and door to 

En-suite Shower Room With fully tiled shower enclosure, WC and pedestal wash basin with tiled splashback. Velux window light, heated towel rail, spotlighting and extractor fan.  

Outside In a quiet location along Gromford Lane, five bar gates set within brick pillars open onto a shingled parking and turning area to the front of Hillcrest from where access can be gained to the double garage, 18'6 x 17'4 (5.64m x 5.29m) with up and over door, power and light connected and personnel door to the rear. Beside the garage is the car port and front door providing access to the property.

A second five bar gate beside the driveway opens onto the gardens. These are laid to grass for ease of maintenance, but enclosed within a mixture of fencing and established hedging, and incorporating a number of mature trees including oak, ash, sweet chestnut and walnut.

Immediately adjoining the rear of Hillcrest are patio and terraced areas, that can be accessed from the Sitting/Dining Room and Kitchen/Breakfast Room. This area has been extended as part of the improvement works, with a seating area set beneath a pergola. There is also a second patio area beside the Kitchen/Breakfast Room, which can be accessed from the Study/Gym. In the corner of the garden is a timber framed shed providing useful storage for machinery and tools. Facing in a westerly direction the rear garden enjoys the sun throughout the second part of the day.

To the rear of the garden is the paddock with a wide gate providing access. This has not been grazed for some time, but is fully enclosed within stockproof fencing with a field shelter that is in need of renewal as required in one corner. The paddock extends to approximately 3.14 acres (1.27 hectares) in all and also benefits from a separate independent vehicular access from Cundle Green Lane, which is a no-through road.

The paddock is available separately for £60,000, subject to contract, but it is the vendor's preference to sell the property as a whole. 

Viewing Strictly by appointment with the agent. Please adhere to current Covid guidelines. 

Services Mains electricity, water and drainage. Oil fired boiler serving the central heating and hot water systems.  

EPC Rating = D 

Council Tax Band F; £2,740.49 payable per annum 2022/2023 

Local Authority East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel:  

NOTES 1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent 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. Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan.

2. The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers' and buyers' identity.

3. Interested parties should note that the paddock is owned by way of a separate Title and therefore will be sold as a separate transaction to Hillcrest, but on a simultaneous basis.  

April 2022

Marketed by: Clarke & Simpson, Framlingham