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Formerly part of the Old Rectory the property comprises of a three bedroom Grade II listed cottage which has been the subject of a significant refurbishment programme having been finished to a high specification throughout and presented in a most excellent decorative order with new carpets throughout and is found close to the centre of the village within short walking distance of amenities and facilities and the open rural countryside. Externally the property is tucked away in a pleasant cul de sac location. A hardstanding area in front of the garage gives ample parking. The garage itself is currently used as a Utility Room with plumbing and drainage in place for a bathroom. To the rear the gardens are predominately laid to lawn taking a part southerly aspect and enjoying the afternoon sun coming through. Pulham St Mary forms part of the Pulhams being linked with Pulham Market. The villages are steeped in history believed to date back to 1258 and over the years have proved to have been a popular and sought after location by way of still retaining a strong and active local community with an excellent range of amenities and facilities such as the Pennoyer Heritage Museum and Caf and further having a beautiful array of many period and attractive properties. A bus stop is found at the end of the driveway which runs to nearby villages, Diss Railway Station and Norwich City Centre as well as the local secondary school in Harleston. The market town of Harleston is found 3 miles to the south east. A furthermore extensive range of amenities and facilities can be found to the north west within Long Stratton and a similar distance to the south the market town of Diss can be found with the benefit of a mainline railway station with regular direct services to London Liverpool Street and Norwich.

ENTRANCE LOBBY With pamment tiled floor, new composite front door with leaded light window, new UPVC double doors giving access to the garden, door to the garage with plumbing for washing machine and glazed door through to

SITTING DINING ROOM A most impressive room being very generous in size and full of character with exposed brickwork, oak beams and an inglenook fireplace with cast iron stove set within. Double doors lead out to the rear garden and there is ample room for a family size table and chairs. Stairs rise to the first floor and an opening leads through to the

KITCHEN BREAKFAST ROOM Fitted with a range of shaker style base units with slate effect worksurfaces over, a central island gives breakfast bar space to one side and houses an inset copper sink with matching tap the other side, superb walk in corner larder, space for an upright appliance, new wood effect flooring and featuring exposed beams and brickwork.

STAIRS TO THE FIRST FLOOR

BEDROOM ONE Being a most generous main bedroom with views over the rear garden.

BEDROOM TWO Another excellent double bedroom with exposed beams.

BEDROOM THREE A third double bedroom with alcove space and built in cupboards.

BATHROOM Comprising of a four piece suite with slipper bath and free standing tap, countertop sink set upon a vanity unit, separate shower cubicle and WC.

AGENTS NOTE Material Information regarding the property can be found in our Key Facts for Buyers interactive brochure located in the Virtual Tour no. 2 thumbnail.

Services
Drainage Mains
Heating Oil fired central heating
Council tax band D
EPC Rating Grade II listed
Tenure Freehold

Anti Money Laundering Fee Statement

To comply with HMRC s regulations on Anti Money Laundering AML , Whittley Parish are legally required to conduct AML checks on every purchaser s once a sale is agreed. We use a government approved electronic identity verification service from Landmark to ensure compliance, accuracy, and security. This is approved by the Government as part of the Digital Identity and Attributes Trust Framework DIATF .

The cost of anti money laundering AML checks is £50 VAT £60 inc VAT per purchase, payable in advance after an offer has been accepted. This fee to Whittley Parish is mandatory to comply with HMRC regulations and must be paid before a memorandum of sale can be issued. Please note that the fee is non refundable.