3 Orchard Farm Barns Roughton NR11 8SL

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1 3 Orchard Farm Barns Roughton NR11 8SL GUIDE 445,000

2 DESCRIPTION A spacious and beautifully presented four bedroom barn conversion with good sized private gardens, a courtyard garden and far reaching countryside views. There are many character features including exposed beams, vaulted ceilings, brick fireplace and exposed brick and flint walls. The property has been converted and finished to a very high standard with accommodation comprising: vaulted entrance hall, kitchen/breakfast room, utility, cloakroom, sitting room, two double bedrooms and shower room on the ground floor. To the first floor there is a galleried landing, double bedroom with ensuite bathroom, master bedroom with en-suite shower room and walk in wardrobe. The flexible accommodation could easily be converted to create an annexe with a private garden (subject to the necessary consents). A shared shingle driveway leads to a double garage and ample off road parking. There is a lawned side garden with patio area, summerhouse and mature flower and shrub borders which leads to a fully enclosed rear garden. To the other side is a low maintenance shingle garden with patio area and planting. There is a further communal large garden that is mainly laid to lawn and a woodland ACCOMMODATION ON THE GROUND FLOOR: ENTRANCE HALL Wooden door to side, two double glazed windows to side, alarm panel, exposed brick and flint wall, smoke alarm, spotlights, exposed beams, airing cupboard housing hot water tank, wooden floorboards. CLOAKROOM Double glazed Velux window, low level WC, pedestal wash hand basin, tiled splashbacks, extractor fan, wooden floorboards. KITCHEN/BREAKFAST ROOM Dual aspect double glazed windows to side and rear, a range of wooden base and wall units with granite work surfaces, Butlers sink and mixer tap, tiled splashbacks, integral dishwasher, fridge and freezer, stainless steel range style cooker with LPG gas hob and electric oven, cooker hood and extractor fan, exposed beams, spotlights, smoke alarm, tiled floor. LOCATION Roughton is a popular North Norfolk village close to the coastal resort of Cromer. The village provides good access to Norwich with all its facilities. Roughton has a primary school, fish and chip shop, farm shop, public house, garage/mini supermarket and fishing lakes. Regular bus services to Cromer and Norwich, with a main line train service from Cromer with onward connections to Liverpool Street, London. Sheringham, North Walsham, Holt, the bird reserves on the coast and several National Trust properties are all within a reasonable distance. The popular seaside town of Sheringham is approximately 7 miles away. DIRECTIONS Leave Sheringham and turn left on the A148 towards Cromer passing through the village of Aylmerton. Turn right on the B1436 signposted Felbrigg, follow the road through Felbrigg and into Roughton, turn right at mini roundabout onto the A140 and take the second exit at the next roundabout. Take the next right into Back Lane, the property can be found along a shingle driveway on the left hand side with the entrance and parking at the rear of the property. UTILITY Wooden door to side, double glazed Velux window, built in storage cupboard housing Thermecon oil fired boiler, a range of base and wall units with stainless steel sink and drainer, integral washing machine, integral dryer, tiled splashbacks, extractor fan, tiled floor. SITTING ROOM Dual aspect patio doors and double glazed windows to both sides, brick fireplace with wooden bressumer beam and tiled hearth housing wood burning stove, stairs to first floor, TV point, telephone point, smoke alarm, wooden floorboards.

3 GALLERIED LANDING Double glazed Velux window, loft access, airing cupboard housing hot water tank, smoke alarm, radiator. MASTER BEDROOM Double glazed window to side, TV point, radiator, spotlights, large walk in wardrobe. EN-SUITE BATHROOM Double glazed Velux window, panelled bath with mixer tap and shower attachment, pedestal wash hand basin, part tiled walls, low level WC, wall mounted heated towel rail, extractor fan. INNER HALL Wooden door to rear, fuses, smoke alarm, exposed brick wall. BEDROOM 3 Double glazed window to rear, TV point. BEDROOM 4 Double glazed window to side, exposed brick wall, TV point, telephone point. EN-SUITE SHOWER ROOM Fully tiled shower cubicle with glass folding door and power shower, vanity unit housing wash hand basin with mixer tap, low level WC, strip light with shaver socket, spotlights, part tiled walls, extractor fan, wall mounted heated towel rail, tiled floor. BEDROOM 2 Double glazed window to rear, loft access, TV point, radiator. SHOWER ROOM Double glazed Velux window, corner shower cubicle with glass door and power shower, wash hand basin, part tiled walls, low level WC, extractor fan, tiled floor. ON THE FIRST FLOOR: AGENTS NOTES: The shared driveway and large communal garden have a maintenance charge currently set at 250 per annum. The ground floor areas have under floor heating with individually controlled temperature zones.

4 OUTSIDE The property is approached via a shared shingle driveway leading to the rear of the building to the ample off road parking for several vehicles and detached double garage. A pedestrian gate leads to the fully enclosed garden that is mainly laid to lawn with a patio area and timber summerhouse there are mature, well stocked flower and shrub borders. The garden leads round to a fully enclosed walled rear garden with lawn and flower borders. To the other side is a shingled garden with pathway, patio and a variety of plants. SURVEY We naturally hope that you purchase your next home through Brown & Co but if you find a suitable property through another agent our team of experienced Chartered Surveyors led by Stephen Willerton FRICS are able to carry out all types of survey work including Valuations, RICS Homebuyer Reports and Building Surveys. For more information on our services please contact our Survey Team on COMMUNAL GARDEN DOUBLE GARAGE Two double doors, power and light, eaves storage, pedestrian door to garden. VIEWING Viewing strictly by appointment only through the selling agents Sheringham Office,

5

6 IMPORTANT NOTICES Brown & Co for themselves and for the Vendors or Lessors of this Property give notice that: 1. These particulars are intended to give a fair and accurate general outline only for the guidance of intending Purchasers or Lessees and they do not constitute an offer or contract or any part of an offer or contract. 2. All descriptions, dimensions, references to condition and other items in these Particulars are given as a guide only and no responsibility is assumed by Brown & Co for the accuracy of individual items. Intending Purchasers or Lessees should not rely on them as statements or representations of fact and should satisfy themselves as to the correctness of each item by inspection or by making independent enquiries. In particular, dimensions of land, rooms or buildings should be checked. Metric/imperial conversions are approximate only. 3. Intending Purchasers or Lessees should make their own independent enquiries regarding use or past use of the property, necessary permissions for use and occupation, potential uses and any others matters affecting the property prior to purchase. 4. Brown & Co, and any person in its employ, does not have the authority, whether in these Particulars, during negotiations or otherwise, to make or give any representation or warranty in relation to this property. No responsibility is taken by Brown & Co for any error, omission of mis-statement in these particulars. 5. No responsibility can be accepted for any costs or expenses incurred by intending Purchasers or Lessees in inspecting the property, making further enquiries or submitting offers for the Property. 6. All prices are quoted subject to contract and exclusive of VAT, except where otherwise stated. 7. In the case of agricultural property, intending purchasers should make their own independent enquiries with the RPA as to Single Payment Scheme eligibility of any land being sold or leased. 8. Brown & Co is the trading name of Brown & Co Property and Business Consultants LLP. Registered Office: Granta Hall, Finkin Street, Grantham, Lincolnshire NG31 6QZ. Registered in England and Wales. Registration Number OC Station Road, Sheringham, Norfolk NR26 8RG Printed by Ravensworth

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