6 bedroom detached house for sale

Description
Rookyards is a fine Grade II Listed timber framed farmhouse of early 17th Century origins. The property presents part brick, part rendered elevations under a part peg tiled and part pantiled roof.

The stunningly presented accommodation benefits from numerous period features such as exposed timbers including an unusual dragon beam in the kitchen/breakfast room and a large inglenook fireplace in the drawing room.

The property offers considerable flexibility, currently one of the ground floor roms is used as an annexe bedroom with adjacent utility/kitchen and shower room.

The main bedroom accommodation is set out over the first and second floors and again offers flexibility and potential for additional accommodation, subject to the appropriate consent, on the second floor.

Location

Rookyards lies approximately three miles to the north of the market town of Halesworth, which has an excellent array of local shopping, commercial, educational and recreational facilities.

The Suffolk Heritage Coast to the east includes the popular Georgian seafront town of Southwold, home to the Adnams Sole Bay Brewery.

There are excellent sporting and leisure facilities in the area including a number of golf courses, sailing and water sports on the river estuaries and the Heritage Coast and many local areas for walking, fishing, horse riding and bird watching.

There is a railway station in Halesworth connecting to Ipswich and London. The A12 to the southeast connects with the country’s motorway network.

Directions

From Halesworth head north on the A144 and continue for approximately three miles whereupon Rookyards can be found on the right hand side.

Accommodation

sitting room

drawing room/dining room

kitchen/breakfast room

annexe bedroom

utility room/annexe kitchen

shower room

four first floor bedrooms

dressing room

shower room

cloakroom

second floor bedroom

attic room

outside

Rookyards occupies stunning moated gardens and grounds. The property is approached over a shingle driveway leading into a parking and turning area adjacent to the house and the outbuildings.

The buildings include Two Traditional Three Bay Cart Lodges of timber construction under pantiled roofs, one of which has an enclosed bay used for garden machinery storage.

One of the outbuildings has been converted to an extremely well appointed Office, which could equally well serve as a studio or games room amongst other possible uses. Attached to the office is a Workshop building providing further potential. There is a Lean-to Store and an adjacent Outbuilding providing storage and housing one of the oil tanks.

The gardens provide a wonderful setting for the house, the formal gardens to the front include lawns and deep well stocked flower borders. A path leads along the front elevation of the house behind a mature lavender border.

Outside the dining room is a terrace from where there are views over the moated gardens and beyond to an area of orchard with a number of mature fruit trees. The moat runs to the north and along the eastern boundary with a bridge leading to a path running along the back of the moat to the orchard gardens.

There is an enclosed yard adjacent to the office, beyond which is further lawn and a large pond.

Services

Mains water and electricity are available. Private drainage system. Oil fired central heating. None of the services, the heating installation, plumbing, electrical systems nor appliances (if any) have been tested by the Selling Agents.

Outgoings

Council Tax currently Band “E”. Further details can be obtained from the Waveney District Council, Town Hall, High Street, Lowestoft, Suffolk NR32 1HS. Tel:

Viewing

Strictly by appointment with Flick & Son, 8 The Thoroughfare, Halesworth, Suffolk, IP19 8AH. Tel: Ref: 16824/ms.

Fixtures and fittings No fixtures, fittings, furnishings or effects save those that are specifically mentioned in these particulars are included in the sale and any item not so noted is expressly excluded. It should not be assumed that any contents, furnishings or furniture shown in the photographs (if any) are included in the sale. These particulars do not constitute any part of any offer or contract. They are issued in good faith but do not constitute representations of fact and should be independently checked by or on behalf of prospective purchasers or tenants and are furnished on the express understanding that neither the agents nor the vendor are or will become liable in respect of their contents. The vendor does not hereby make or give nor do Messrs Flick & Son nor does any Director or employee of Messrs Flick & Son have any authority to make or give any representation or warranty whatsoever, as regards the property or otherwise.