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" BARN 1 Barn 1 Westgate Farm Barns is a highly individual, Grade II Listed, link-detached barn, which has undergone a complete renovation and conversion programme, now offering stunning, spacious and exceptionally well presented accommodation, retaining character period features, with modern contemporary living in mind. There is an impressive large sitting room in excess of 30', which adjoins the dining room and in turn leads to the split-level, newly fitted feature kitchen and breakfast room. The conversion has tastefully retained some of the original exposed beams and roof trusses and is complimented by quality exposed joinery throughout. The hardwood double glazed windows including feature slit windows overlook the gardens, which are laid to lawn and shingled for ease of maintenance and the property has a double garage. The barn is elevated and set slightly back from the Warham Road, offering delightful rural views from the front aspect rooms.
 

BINHAM Binham is a village ideal as a base for exploring the North Norfolk Coast. It has a magnificent late 11th century Benedictine Priory, partially ruined by Henry VIII during the Reformation. It has, as you would expect, its own ghost, The Black Monk. The village has its own shop, garage, butcher and pub. The Georgian market town of Holt is about 7 miles to the east with a wide range of shops - including many a designer boutique - and Gresham's School. It's 23 miles from Norwich with direct rail links to London Liverpool Street -1 hour 50mins. Norwich airport is perfect as an intercontinental gateway with regular flights to Schiphol Airport in Amsterdam.
 

ACCOMMODATION COMPRISES :- Hardwood double glazed entrance door to... 

RECEPTION HALL Full height hardwood double glazed windows to the front aspect, overlooking the garden and rural views beyond. Feature oak staircase to the first floor. Underfloor heating to tiled floor. Thermostat point and alarm point. Beamed ceiling with chandelier lighting and spotlights. Exposed flint to one wall. Steps up to the sitting room with glazed inner wall panels and door. Door to the kitchen. Opening to... 

INNER HALLWAY Airing cupboard housing the hot water tank and shelving. Underfloor heating to tiled floor. Ceiling lights. Doors to... 

CLOAKROOM Table top handbasin with granite display shelf and close coupled WC. Wall mirror, extractor fan and ceiling light point. Underfloor heating to tiled floor. 

UTILITY ROOM 9' 0" x 5' 10" (2.74m x 1.78m) Double glazed window to the side aspect. Base and wall units with granite worktop surfaces, incorporating a stainless steel sink and drainer. Integrated washing machine. Floor standing oil-fired boiler. Underfloor heating to tiled floor. Hatch to loft space. Extractor fan, ceiling light point, central heating and hot water timer control points. 

BEDROOM 12' 10" x 10' 1" (3.91m x 3.07m) Double aspect hardwood double glazed windows overlooking the garden and rural views beyond. Door to the garden. Underfloor heating to tiled floor. Thermostat point, TV and telephone points and ceiling light point. Door to... 

EN-SUITE SHOWER ROOM 5' 10" x 3' 8" (1.78m x 1.12m) Suite comprising shower and floor drain to tiled floor, handbasin and close coupled WC. Tiled walls, extractor fan, ceiling light points, shaver point and heated towel rail/radiator.
 

KITCHEN/BREAKFAST ROOM 21' 8" max x 17' 8" max (6.6m x 5.38m) Hardwood double glazed windows and french doors to the garden and rural views beyond. Extensive range of fitted matching base and wall units with drawers and granite worktop surfaces, incorporating a Butler ceramic sink. Leisure range cooker with extractor hood over. Integrated dishwasher and tall standing fridge/freezer inset to cupboard unit. Matching island with granite worktop surface, cupboards and wine rack under. High ceiling with light points and partly beamed. TV point, thermostat point and skirting lights. Underfloor heating to tiled floor. Hatch to loft space. Wall cupboard with fuse box. Steps up to breakfast area with timber balustrades.
 

BREAKFAST AREA Underfloor heating to tiled floor. Ceiling light points. Glazed timber doors to... 

DINING ROOM 18' 0" x 11' 0" (5.49m x 3.35m) Three high level hardwood double glazed slit windows with tiled sills. Underfloor heating to oak flooring. Wall uplighters, thermostat point and ceiling light points. Opening to... 

SITTING ROOM 30' 3" x 17' 2" max (9.22m x 5.23m) Three high level hardwood double glazed slit windows with tiled sills. Full height hardwood double glazed french doors and side panels to the rear patio and garden. Feature cast-iron wood-burner inset into chimney breast with exposed brick inset and pamment tiled hearth. Underfloor heating to oak flooring. Wall uplighters, TV and telephone points, thermostat point and ceiling light points. Full height glazed inner wall panels and door to the reception hall.

 

Feature turning exposed oak staircase from the reception hall up to... 

FIRST FLOOR LANDING 15' 7" max to balustrades x 12' 2" (4.75m x 3.71m) An impressive large living area with exposed timber balustrades overlooking the reception hall. Full height hardwood double glazed picture windows to the rear aspect, overlooking the garden and with part rural views. Vaulted ceiling with exposed beams, roof trusses and spotlights. Two radiators, thermostat point and fitted carpet. Doors to... 

MASTER BEDROOM 17' 9" x 11' 8" (5.41m x 3.56m) High level hardwood double glazed windows and full height narrow hardwood double glazed window. Double glazed Velux window. Vaulted ceiling with exposed roof trusses and beams. Two radiators, wall uplighters, TV point and fitted carpet. Three low level shuttered hatch glazed wall panels to the outside slit window. Door to... 

EN-SUITE BATHROOM 8' 6" x 5' 9" (2.59m x 1.75m) Suite comprising kidney shaped panelled bath with Mira shower and curved screen, handbasin and close coupled WC. Vaulted ceiling with exposed beams, roof trusses and spotlights. Wall mirror with light, shaver point, vertical heated towel rail/radiator, extractor fan, part tiled walls and tiled floor. High level triangular glazed wall panel.  

BEDROOM TWO 17' 7" x 9' 4" (5.36m x 2.84m) Two high level hardwood double glazed windows with tiled sills. Double glazed Velux window. Vaulted ceiling with exposed roof trusses and beams. Low level shuttered glazed wall panel to the external slit double glazed window. Radiator, TV point, wall uplighters and fitted carpet. 

BEDROOM THREE 17' 10" x 8' 5" (5.44m x 2.57m) High level hardwood double glazed slit windows and full height narrow double glazed window to the rear garden. Double glazed Velux window. Two low level shuttered glazed wall panels to the external double glazed slit windows. Vaulted ceiling with exposed roof trusses and beams. Radiator, TV point, wall uplighters and fitted carpet. 

BATHROOM 8' 8" x 5' 10" (2.64m x 1.78m) Double glazed Velux window. Suite comprising panelled bath with shower attachment, corner shower cubicle with Mira shower, tiled surround and curved screen, handbasin and close coupled WC. Wall mirror with light, shaver point, vertical heated towel rail/radiator, part tiled walls and tiled floor. Triangular glazed wall panel. 

OUTSIDE At the front of the barn the shingled driveway divides the garden, which has areas laid to lawn with a large tree inset. The drive extends down one side of the property to the double garage. Paddock fencing encloses the front garden, from which there are delightful rural views beyond the Warham Road and accessed from the kitchen via french doors is the paved patio leading to a pathway down the side of the barn, with steps and a gate accessing the rear garden. The rear garden is laid to lawn with steps taking you down to the lower level with brick and flint retaining walls enclosing the patio with direct access to the large sitting room. The garden is fully enclosed by panel fencing and has plant/shrub borders, with the oil storage tank screened in one corner and a courtesy door takes you to the double garage. 

DOUBLE GARAGE 17' 6" x 15' 7" min (5.33m x 4.75m) Double timber doors. Courtesy door and window to the rear garden. Roof storage space. Power and lighting. 

SERVICES Mains electricity, water and drainage. Oil-fired central heating. 

COUNCIL TAX TBC. 

DIRECTIONS Leave Wells-next-the-Sea along the A149 heading for Sheringham/Cromer and take a right hand turn on to the Warham Road, next to the Big Blue Sky property. After approximately 1.5 miles, turn left to Warham and on entering the village continue straight on to the Binham Road. Follow this road and after approximately 2-3 miles, you will enter Binham, where the property will be found on the right hand side, set well back from the road and indicated by a Sowerbys For Sale board.  "