• Many original period features +
• Very well appointed and spacious accommodation +
• Two ground floor reception rooms +
• Four en-suite bedrooms +
• Gated driveway +
• Generous gardens with fields to the rear +

PROPERTY SUMMARY This fabulous and most beautiful Grade II listed Norfolk farmhouse offers a wealth of character throughout, having undergone a full programme of renovation, seamlessly blending modern convenience with original features such as open fireplaces and exposed beams to all three floors.  The property is being sold together with an adjoining cattery within the extensive grounds of the main house.  **Please note that the farmhouse and cattery are being sold together and are limited to the provisions provided in planning number 14/00265/F under Kings Lynn planning portal.  ** ACCOMMODATION RECEPTION PORCH AND HALLWAY The original solid wood door takes you into the porch with access into the reception hallway allowing you to continue your journey to the kitchen, sitting room and upwards through the upper floors. SITTING ROOM  This room, and in fact most of the rooms, have an array of exposed Oak timbers with further beams evident in the internal walls.  An open fire place is present (Currently not in use), sash window to the front and double doors leading you to the garden and patio area.  LOUNGE This room, located to the far end of the property has a sash window overlooking the front together with double doors to the rear garden, an exposed brick fireplace with log burner and timber floors which continue through from the sitting room. FITTED KITCHEN/DINING ROOM The hub of the home, with tiled floor and windows to the front and rear together with traditional oak beams exposed to the ceiling.  To one side of the room is a large range cooker inset into the chimney with fitted cupboards to both sides and inset lighting above.  The kitchen is fitted with a range of cabinets, both floor and wall mounted together with contrasting granite worksurfaces and an inset sink.  Further integral appliances are fitted and consist of an electric single oven, ceramic hob, extractor hood, fridge and dishwasher.   UTILITY ROOM This spacious room has an original brick floor, window overlooking the side garden and exposed beams to the ceiling.  Fitted with base cabinets, granite worksurfaces and inset sink together with space and associated plumbing for a washing machine.  SHOWER ROOM Original brick floor, window to the rear and a suite consisting of a shower cubicle having a thermostatic mixer, pedestal wash basin and close coupled w.c. FIRST FLOOR LANDING Exposed beamwork and feature brick wall together with a sash window to the front. PRIME BEDROOM Bright and airy with dual aspect windows to the front and rear and inset window seat to the front.  Original exposed brick fireplace and walk in storage which connects to the guest bedroom (2) dressing room. EN-SUITE Timber flooring and windows to the front and rear.  Suite consisting of a central inset bath with mixer tap and shower attachment, pedestal basin and close coupled w,c, with inset display niche and cabinetry.  Further storage in four fitted cupboards. GUEST BEDROOOM SUITE Consisting of a dressing room/snug with an exposed brick fireplace and inset log burner together with a walk in storage cupboard which links with the prime bedroom and an ensuite shower room with cubicle having a thermostatic mixer shower, pedestal wash basin and close coupled w.c. BEDROOM AREA Bright and airy with dual aspect windows to the front and rear, exposed brick fireplace and two fitted closets inset to the sides of the chimney breast.  SECOND FLOOR LANDING Timber floors and an exposed brick feature wall together with a window to the rear with views across the garden and farmland beyond.   BEDROOM SUITE THREE Consisting of a dressing area with fitted wardrobes and a window to the rear in which to enjoy the views.  An en-suite shower room also compliments this room and consists of a cubicle with thermostatic shower, pedestal basin and close coupled w.c. BEDROOM  AREA Timber floors and a magnificent vaulted ceiling with a plethora of exposed beams.  The gable end has been opened to either side of the chimney stack and replaced with glazing to create a wonderful feature to the room.  BEDROOM FOUR Timber floor and a wonderful vaulted ceiling with exposed beams to the sloping ceiling and walls.  The room also has fitted wardrobes and stunning floor to ceiling glazing in the gable end. EN-SUITE Suite consisting of a cubicle with thermostatic shower within, wash basin and close coupled w,c. OUTSIDE  The grounds surround the farmhouse and consist of mature planting around lawned areas together with a traditional style brick patio that extends almost the entire length of the property.  To the front is a gated driveway with off road parking for several vehicles. CATTERY COMPLEX THE CATTERY The main area consists of approximately 1400sqft of 19 double and individual heated enclosures however the building is licensed to hold 35 cats at any time.  At one end of the area is a preparation/cleaning area with a range of fitted cabinets, worksurfaces and sink. OFFICE RECEPTION With entrance door and access into the staff rest room. STAFF REST ROOM With doors leading to the parking area and separate doors to the rear grounds.  Feature fireplace with log burner and stairs leading to the upper storage area. STAFF KITCHEN Fitted with a range of wall and base cabinets with preparation tops and sink.  Integral microwave, fridge/freezer, oven and hob together with spaces for a washing machine and dishwasher.   STORAGE ROOM With windows to two sides and access into the ground floor staff bathroom which offers a shower cubicle, wash basin and w.c. FIRST FLOOR LANDING Airing cupboard housing the pressurised hot water cylinder.   STORAGE ROOM With window to the side and staff bathroom consisting of a shower cubicle, wash basin and close coupled w.c. STORAGE ROOM With window to the side and staff bathroom consisting of a panelled bath, wash basin and close coupled w.c. AGENTS NOTE **PLEASE BE AWARE THAT THE FARMHOUSE AND CATTERY ARE BEING SOLD TOGETHER AND LIMITED BY THE CONDITIONS IMPOSED UNDER PLANNING REFERENCE 14/00265/F.  ** THE AREA The property is located betwixt the villages of Hockwold and Feltwell in a semi rural location surrounded by farmland.  The villages of Feltwell and Hockwold both offer similar facilities with a village shop, public house, church and primary school.  Further facilities are located in the towns of Brandon and Mildenhall FURTHER INFORMATION Council Tax band: E EPC Rating (Farmhouse): E/39 SERVICES. Mains electric and water are connected but have NOT been tested.   Internet Connection: Openreach reports download speeds up to 1800Mbps and upload speeds of up to 120Mbps. Mobile Phone Coverage: OFCOM reports 'LIKELY' signal outside of the property. Construction Type: Main Farmhouse has solid walls under a tiled roof and the cattery is timber framed under a tiled roof. Type of Heating: Oil Parking: Driveway to the front. General Comments: The property shares a treatment plant with several other properties and the cost shared.  Further information available upon request. Flood Risk: Low risk of flooding Planning Permission: Various planning permission are available and can be viewed on the Kings Lynn and Norfolk planning portal. Services Connected: Mains electric and water are connected but have not been tested. Please be aware that the property dimensions are measured internally with a laser measure and to the maximum point of the room. Due to the nature of the measuring device, there may be a deviation of approximately 5mm.