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" Norwich - 22.2 miles
Beccles - 6 miles
Southwold - 9.1 miles

Dating back to the 1860s and originally a shop and two cottages, this now detached period property enjoys original features such as fireplaces with more recent additions such as the double glazed conservatory, set in a plot of one third of an acre. Featuring ample living space including five reception rooms with additional breakfast room off of the kitchen, the property boasts well-tended gardens and plenty of gated off-road parking which leads to the large detached double garage.

Accommodation comprises briefly:
Kitchen
Breakfast Room
Dining Room
Sitting Room
Study/Snug
Conservatory
Ground Floor Shower Room
Utility Room
Four Bedrooms
Bath & Shower Room
Detached Double Garage
Gated Off-Road Parking
Green House
1/3 Acre Plot

The Property
One enters the property via a rear door into a conservatory porch which leads into the main conservatory and an entrance lobby. The lobby leads to a small hall which in turn opens into the delightful and spacious kitchen, dining room, sitting room and study area which would also make a lovely snug. The well-appointed kitchen benefits from windows overlooking the beautiful back garden, a 'range' style cooker, base and eye level units, space for a dishwasher and opens into the breakfast room which has more storage space in the base and eye level units, space for a tall fridge-freezer and a large breakfast table and chairs. The utility room is off of the breakfast room with space for a washing machine and tumble dryer as well as housing an additional sink, the utility leads through to a large storage cupboard and the ground floor shower room. The shower room is spacious with a shower cubicle, a hand basin and a WC. The dining room is a spacious yet comfortable room with a window over looking the front aspect. The sitting room is also situated to the front of the property and benefits from an open fire, it is a perfect size for gathering the family. The snug to the back of the property is currently being used as a library but would also work as a study/office area, opens into the conservatory though French doors which enjoys views across the well thought out gardens, and accesses the stairs to the first floor.
On the first floor is a large landing space that could be used as a office space or study area as well, there are two large double bedrooms to the front of the property both with built in wardrobes, windows stealing country views and feature fireplaces, one smaller bedroom to the rear of the property currently used as an office with a window overlooking the rear garden. The master bedroom is located at the end of the hallway and is of more than generous proportions, which double aspect windows and a full wall of wardrobes, there is ample space to make this room meet your specific needs. Finally there is a large family bathroom which has a shower cubicle, bath with hand held shower attachment, WC and vanity unit with sink.

Outside
The property is approached by a gated driveway off Hulver Road and has a pretty shingle and shrub planted garden to the front of the property. There is ample off-road parking, a detached double brick built garage. The well-stocked garden features a range of mature trees, shrub and flowering borders and a vegetable patch plus greenhouse; in addition a small gold fish pond.

Location
Set in a rural location the village of Mutford is approximately 6 miles from the popular market town of Beccles, which has a comprehensive range of facilities including shops, supermarkets, restaurants, schools, access to the Broads network and a Railway Station with connections to London via Ipswich. The Cathedral City of Norwich with all the cultural and commercial facilities including International Airport, University and direct trainline to London Liverpool Street (1hr40mins) is approx 22 miles to the northwest. The unspoilt beaches of Southwold and Walberswick are approximately 18 mins drive.

Directions
From Beccles take the Ellough Road south of the town past the industrial estate at the roundabout take the 2nd exit onto B1127/Benacre Rd, after a mile turn left onto Hulver Rd this takes you into Mutford and the property is on the left hand and is marked by our 'For Sale' sign.

Fixtures and Fittings
All fixtures and fittings including curtains are specifically excluded from the sale, but may be available in addition, subject to separate negotiation.

Agents Note
The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.

Tenure
Vacant possession of the freehold will be given on completion.

Services
Oil fired central heating and hot water fuelled by an external oil combi-boiler. The conservatory is heating and air conditioned by an electric system. Mains water and drainage.

Local Authority
Waveney District Council
Tax Band: C
Postcode: NR34 7UW
EPC Rating: D  "