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SUMMARY
Old Manor Farmhouse is an impressive, Grade II Listed village house which has been carefully restored by the current owners to provide a comfortable four bedroom family home, with potential to extend the accommodation into the attic space if required.


DESCRIPTION
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Description 
Old Manor Farmhouse is an impressive, Grade II Listed village house which has been carefully restored by the current owners to provide a comfortable four bedroom family home, with potential to extend the accommodation into the attic space if required. The property, which is believed to date from around 1600, boasts a wealth of character and unusual features throughout. These features include exposed timbers throughout, some exposed floor boards, mullion windows and fireplaces. Great care was taken during the restoration when replacing materials, and windows were copied from the existing to ensure authenticity. Some of the unusual features include the main staircase from the Reception Hall, a raised 'viewing platform' on the first floor landing, and an apotropaic mark in the Sitting Room. The gardens and grounds extend to around 1.5 acres, with the house standing centrally within them, the gardens include sweeping lawns, a sun terrace and numerous mature trees. A further feature of the gardens is a 'stream', which partially bisects the front garden. The village of Tacolneston lies some to the south west of Norwich, some five miles east of the historic market town of Wymondham. The village has a church, a public house, a social club, a Chinese takeaway and a community centre.

Reception Hall 
A wide reception hall, with parquet flooring, and solid wood doors to the principal reception rooms. Three wide stairs lead to a half landing, with a window to the side aspect, from where a winder staircase leads to the main first floor landing.

Sitting Room 19' 3" x 17' 7" ( 5.87m x 5.36m )
A well proportioned room having large windows to both the front and rear aspects, with a further smaller high level mullioned window with leaded glass to the front aspect. This room has two doors from the hallway, and a door into the kitchen. The ceiling is heavily beamed, and all four walls have exposed wall timbers. An inglenook fireplace houses a wood burning stove. Alongside the chimney breast is door giving access to a staircase leading to the second landing. A further, interesting feature of this room is an apotropaic mark, which takes the form of a daisy wheel with a petal design.

Dining Room 18' 3" x 17' 3" ( 5.56m x 5.26m )
A lovely reception room with windows to two aspects. Exposed wall beams to all four walls, as well as a central ceiling beam. A fireplace houses a cast iron stove on a tiled hearth.

Kitchen/ Breakfast Room 20' 10" x 17' 7" ( 6.35m x 5.36m )
This kitchen has windows to two aspects, and a solid wood door leading into the garden. The kitchen includes a bespoke oak unit which houses a stainless steel sink, in wooden work surface, having storage and space and plumbing for a dishwasher below. The matching, free standing units in the kitchen are available by separate negotiation. An inglenook fireplace to one wall makes an ideal home for a range cooker.

Laundry Room/ Cloakroom 10' 2" x 8' 1" ( 3.10m x 2.46m )
This room is fitted with a butler sink, and wooden work surface, below which is plumbing for a washing machine. There is also a wc. Exposed beams to the ceiling, and to two walls, and a window to the rear aspect.

Storage Area 
This heavily timbered room has a window to the rear aspect

Main Landing 
Doors from this landing give access to the Master bedroom, the Bathroom, and Bedroom 3. Exposed floorboards, an unusual feature of the landing is the 'viewing platform', a raised area to one end of the landing from where a window overlooks the garden.

Master Bedroom 18' 2" x 17' ( 5.54m x 5.18m )
An impressive Master bedroom with large windows to two aspects, exposed floorboards, and wall beams, as well as a central ceiling beam.

Bathroom 
With suite comprising roll top claw and ball footed bath, wc, and wash basin. Towel rail/radiator.

Bedroom Three 16' 5" x 14' 8" ( 5.00m x 4.47m )
With a window to the front aspect. This room has doors from both the main and second landing, and has exposed wall timbers to one wall.

Second Landing 
With stairs up from the sitting room. This landing has doors to Bedrooms 2,3, and 4 as well as the shower room. There are exposed wall studs, and a further staircase leading to the attic.

Bedroom Four 17' 5" x 8' 4" ( 5.31m x 2.54m )
With a window to the front aspect. Cast iron fireplace, and fitted cupboard.

Bedroom Two 17' 6" x 10' 8" ( 5.33m x 3.25m )
Which has a low door. This room has a high ceiling, a window to the side aspect, and exposed (painted) wall beams to one wall.

Shower Room 
With suite comprising Mira shower in cubicle, wc, and pedestal washbasin. Window to the side aspect, and exposed(painted) beams.

Attic 
A wonderful space, partially divided into 'rooms', offering great potential to extend the accommodation if required, and subject to planning consent. There are already some windows to the gables providing some natural light. Part of this attic space is floor boarded.

Exterior 
Old Manor Farmhouse stands centrally in gardens and grounds of around 1? acres and is approached from the road through a five bar gate over a sweeping gravel driveway flanked by areas of lawn, which leads to the front of the house, where there is a wide parking area. Alongside this area is a storage building, while a further five bar gate gives access to the rear garden. The gardens to the front of the house are lawned and partially divided by a 'stream' fed by rainwater/run off. This area of the garden contains numerous mature trees, as well as fruit trees, and is screened from the road, and neighbouring property by mature hedging. The rear garden is again lawned with a wide sun terrace alongside the house, again there are numerous mature trees, shrubs, vegetable garden and backs onto meadowland. Adjoining the kitchen, are two outbuildings, both used for storage, and one housing the oil fired boiler which supplies the domestic hot water and central heating systems. Towards the foot of the garden, is a timber garage block which includes a large garage, an open store, and a stable. There could be separate, vehicular, access from this area of the garden back to the Norwich Road. In all the gardens extend to around 1.5 acres.


DIRECTIONS
Leave Norwich heading south via the Ipswich Road (A140), as you leave the city turn right at the traffic lights to join the B1113. Continue on this road through the villages of Swardeston, Mulbarton, Bracon Ash and into Tacolneston. After passing the school on your left, and as the road bears to the right, Old Manor Farmhouse will be found on your left, screened from the road by mature hedging.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.