House For Sale £550,000
Brook Lane, Framlingham, Woodbridge, IP13 9RN

General information A unique, well-presented three bedroom character cottage, situated in a delightful location over a running brook and offered for sale with no onward chain and ample off road parking.

The front door opens into the utility room which offers a great space for muddy shoes and coats, with space and plumbing for a washing machine, tumble dryer and a fridge freezer.
A door on the left leads into the ground floor shower room which has been fitted with a shower cubicle, low level wc and a wash hand basin.
The utility leads into the kitchen which has stairs rising to the first floor and is fitted with a variety of eye and base level units with worktops over and an inset sink and drainer, there is also an integrated dishwasher, double oven and gas hob with extractor fan over.
Located just off the kitchen is the dining room which in turn gives access to the conservatory. The conservatory is triple aspect with double doors opening out onto the rear garden. The sitting room flows from the dining room with an exposed beam divider creating a wonderful open plan space, yet with a clear division between the two reception rooms. The sitting room features an exposed brick fireplace with a wood burner, and has a door leading onto the rear garden.
The first floor landing gives access to the three bedrooms and family bathroom, there is also an airing cupboard with shelved storage. Bedrooms one and two enjoy rear aspects over the garden whilst bedroom three has a window to the side aspect. The main bathroom has been fitted with a panel enclosed bath, low level wc and a wash hand basin.  

Utility room 11' 10" x 8' 11" (3.61m x 2.72m)  

Shower room 11' 10" x 3' 09" (3.61m x 1.14m)  

Kitchen 14' 07" x 8' 02" (4.44m x 2.49m)  

Dining room 11' 0" x 10' 08" (3.35m x 3.25m)  

Sitting room 15' 01" x 11' 0" (4.6m x 3.35m)  

Conservatory 10' 08" x 10' 0" (3.25m x 3.05m)  

Bedroom one 14' 09 (max)" x 10' 09 (max)" (4.5m x 3.28m)  

Bedroom two 11' 02" x 10' 10 (max)" (3.4m x 3.3m)  

Bedroom three 9' 03" x 8' 04" (2.82m x 2.54m)  

Bathroom 8' 04" x 5' 0" (2.54m x 1.52m)  

Outside The property is approached via a gravelled driveway providing space for off road parking for multiple cars. There is an area of lawn which the sellers currently use as a vegetable patch with raised beds to one end, this area of garden is securely bordered by a laurel hedge.

From the driveway, the property is approached via a bridge over a running brook, giving the property it's charming name, and onto a patio area to the front door. The rear garden can be accessed from either side of the house and is securely fenced and mostly laid to lawn with mature trees and shrubs.  

Location The property is on the outskirts of the historic market town of Framlingham offering an excellent variety of independent shops and businesses including cafes, restaurants and a travel agents. There is also The Crown Hotel, a Barclays Bank and a Co-Op superstore. The highly regarded Sir Robert Hitcham's primary school and Thomas Mills High School are also within walking distance.

Suffolk's Heritage coast is within a short drive with the town of Woodbridge being just 12 miles and Aldeburgh being 13. Also close at hand are two fine golf courses.

The County Town of Ipswich lies some 18 miles to the south west with a mainline railway station with direct links to London Liverpool Street. 

Important information Council Tax Band - D
Services - We understand that mains water, electricity and drainage are connected to the property. Heating is oil fired and the gas hob is serviced via bottled gas .
Tenure - Freehold
EPC rating - E
Our ref - PJR/JED