Tree Tops is a charming 4-bedroom detached character cottage standing in a larger than average plot with garden and off road-parking, and garage (studio above) with a delightful woodland view to the front. In addition to the main accommodation, there is a ground floor snug/bedroom with adjoining shower room. The property is located in Hainford, a small village located a few miles north of the City of Norwich.
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GROUND FLOOR

- External entrance Hall
- Dining room
- Sitting room
- Kitchen
- Utility room
- Snug/bedroom
- Shower room
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FIRST FLOOR

- Main bedroom with en suite
- 3 further bedrooms
- Family bathroom
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OUTSIDE

- Ample off-road parking
- Front and rear gardens
- Large garage with studio above
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TENURE & LAND REGISTRY

Freehold – NK1796
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LOCAL AUTHORITY

South Norfolk & Broadland – Band E
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SERVICES

Mains water, drainage, electricity and oil-fired radiator central heating
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EPC RATING

E
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SITUATION

Hainford is a small civil parish and falls within the district of Broadland. It is situated within easy driving access of the A140, which runs from Ipswich to Cromer via Norwich. The village benefits from The Chequers public house along with a primary school.

The Cathedral city of Norwich has a vibrant arts and business community and a permanent market in the centre of the city making it the regional centre for cultural and shopping amenities. There are a number of schools in both the private and state sectors and mainline railway station to London Liverpool Street and to the north of the city is Norwich International Airport which is approximately 5 miles to Hainford.

Close by to the east is access to the Norfolk Broad network and to the east and north, the renowned Norfolk coastline with its seal and bird watching, sandy beaches and a host of other amenities.
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OUTSIDE

The property is set back from the road with ample off-road parking on a gravelled drive, along with a large garage with studio above. (Accessed via external staircase.)

The property enjoys a larger than average plot and the gardens are mainly laid to lawn.
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DRIVING DISTANCES (approx.)

- Norwich railway station – 7.8 miles
- Cromer – 17.3 miles
- Wroxham – 8.4 miles
- Aylsham – 6.7 miles
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DIRECTIONS

The property is located to the north of Norwich and is easily accessible via a short drive from the A140. Head north on the A140 heading north out of Norwich, passing the neighbouring villages of Horsham St Faith and Newton St Faith. Turn right into the B1354, signposted Waterloo and The Chequers Pub and then take the first right hand turn into Newton Road. At the church (Hainford All Saints) turn left into Dumbs Lane and stay on this road as it becomes Hall Road. Treetops will be found on the right hand said (opposite the woodland) just a few doors up from the junction with Grange Road.
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WHAT3WORDS

We highly recommend the use of the what3words website/app. This allows the user to locate an exact point on the ground (within a 3-metre square) by simply using three words.

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IMPORTANT NOTICE

1. These particulars have been prepared in good faith as a general guide, they are not exhaustive and include information provided to us by other parties including the seller, not all of which will have been verified by us.

2. We have not carried out a detailed or structural survey; we have not tested any services, appliances or fittings. Measurements, floor plans, orientation and distances are given as approximate only and should not be relied on.

3. The photographs are not necessarily comprehensive or current, aspects may have changed since the photographs were taken. No assumption should be made that any contents are included in the sale.

4. We have not checked that the property has all necessary planning, building regulation approval, statutory or regulatory permissions or consents. Any reference to any alterations or use of any part of the property does not mean that necessary planning, building regulations, or other consent has been obtained.

5. Prospective purchasers should satisfy themselves by inspection, searches, enquiries, surveys, and professional advice about all relevant aspects of the property.

6. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact; we have no authority to make or give any representation or warranties in relation to the property. If these are required, you should include their terms in any contract between you and the seller.

7. Note to potential purchasers who intend to view the property; if there is any point of particular importance to you, we ask you to discuss this with us before you make arrangements to visit or request a viewing appointment.

8. Viewings are strictly by prior appointment through Jackson-Stops.