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" Properties of this style rarely become available in the highly regarded village of Bramerton. The Hay House is a 4-5 bedroom character single storey barn conversion which offers substantial accommodation in beautifully tendered grounds. The property itself has a wealth of character features including mainly exposed original timbers and batten and brace cottage doors and has been further enhanced throughout by the present owners with additions including a stunning garden room and a detached double garage. The accommodation itself comprises of a high apex beamed lounge dining room plus a well-proportioned kitchen breakfast room. A further advantage the present vendor has created is the conversion of what was originally an integral garage and outbuilding to a create a further room currently known as the snug; this second sitting room also offers occasional fifth bedroom accommodation. There is a then a further four bedrooms; three of which offer double bedroom use and the master of which has ensuite shower facilities and a white family bathroom suite. Throughout the property offers oil fired central heating, sealed unit character windows throughout, is alarmed and has water softener. Internal viewing would be highly recommended to fully appreciate the layout and setting of this stylish barn. The gardens wrap around to three aspects with formal gardens, small orchard area and work area plus also a secondary patio area. The detached garage has double electric doors plus a double electric gate access to the drive.


Cottage style front door with inset glazed panel through to: ENTRANCE HALLWAY 23n++7 x 12n++11 max. narrowing to 4n++3 With exposed ceiling timbers, wooden floor, exposed original flint work to walls, radiator, smooth finish ceiling, rear aspect double glazed cottage style door with garden views and access through to gardens and batten and brace cottage style door through to sitting room, kitchen breakfast room, snug/bedroom 5 and cloakroom. Double doors hide a secret; inside is a mirrored miniature bar area with display shelves and power supply for fridge: CLOAKROOM Two piece fitted suite in white comprising of close coupled WC and pedestal wash hand basin with gold coloured mixer tap, tiled splash backs in white tiles, front aspect double glazed window, smooth finish ceiling and radiator. SNUG/BEDROOM 5/OFFICE 16n++3 x 11n++ max. Triple front aspect cottage style double glazed windows, smooth finish ceiling, double radiator, TV point. LOUNGE DINING ROOM 23n++ x 20n++ max. This substantial room is open up to its apex with a wealth of exposed wall timbers and is a dual aspect room with both side and rear aspect character double glazed cottage windows with garden views, wooden floor, TV point, two ceiling light points, double radiator and currently laid out to both sitting room and formal dining room purposes. APPLIANCE ROOM 13'1 x 8'5 narrowing to 6'1 Houses the Potterton Stateman Utility oil fired central heating serving domestic hot water and central heating throughtout the property and ample storage space with cottage style timber and glazed door giving access to patio.

KITCHEN BREAKFAST ROOM 15n++8 x 13n++7 Fitted with a full range of Pine fronted fitted based and wall units, one with leaded front display purposes and various corner display areas with white roll top work surfaces over, inset single drainer stainless steel sink with mixer tap, tiled splash backs in white tiles, plumbing for washing machine and dishwasher, space for cooker (with Belling Format cooker available by separate negotiation) set beneath extractor fan behind matching cupboard unit, under cupboard lighting, space for upright appliance, ceramic tiled floor, twin side aspect double glazed cottage windows offering garden views and integral wine rack. The breakfast area has ample space for family sized table and chairs, continuing ceramic tiled floor, two radiators, side aspect cottage style double glazed window. The whole room is open to a high apex with exposed timbers and Velux window. REAR HALLWAY Batten and brace cottage style doors through to all bedrooms, batten and brace cottage style door through to airing cupboard with prelagged hot water and slatted shelving, radiator x2, side aspect double glazed cottage window with garden views and timber a glazed French style doors though to the: GARDEN ROOM 15n++ x 10n++2 Recently renewed being of base brick construction with sealed unit windows above with a proper tiled filled roof area creating the garden room for year round use with ornate crossbar and double glazed French style doors through to patio, electric panel heater, designed for year use as both garden room and further breakfast room. MASTER BEDROOM 14n++7 into door recess narrowing to 10n++9 x 13n++5 Dual aspect room with both rear and side aspect cottage style double glazed windows, high apex ceiling with timber ceiling beam, double radiator and door through to: ENSUITE Three piece fitted suite in white comprising of oversized tiled shower cubicle with Aqualisa thermostatic shower within in white tiled shower area, pedestal wash hand basin with gold coloured mono-bloc mixer tap with pop-up waste, close coupled WC, tiled to all exposed walls, Vent-Axia extractor fan, obscured side aspect double glazed window, shaver point, double radiator. AGENTS NOTE Currently bedrooms 2 and 3 have been opened through to one room, however, replacement of the wall is an extremely simple task and both doors have been left intact. BEDROOM 2 11n++ x 10n++2 Side aspect cottage style double glazed window, exposed ceiling timbers, high ceiling and radiator. BEDROOM 3 11n++1 x 10n++1 max. Side aspect cottage style double glazed window, radiator, high ceiling with ceiling timbers. BEDROOM 4 9n++4 x 9n++6 Beamed high apex ceiling, side aspect double glazed cottage style window, double radiator. FAMILY BATHROOM Three piece fitted suite in white comprising of bath with chrome coloured power shower over on riser rail in tiled shower area in marble style tiles for ornate detailing at dado rail height, close coupled WC and pedestal wash hand basin, tiled to all exposed walls in marble style tiles with ornate detailing at dado rail height, shaver point, smooth finish ceiling with inset spotlights, Vent-Axia extractor fan, ceramic tiled floor and chrome heated ladder style towel rail.

OUTSIDE The property enjoys stunning gardens that wrap around the barn with a substantial paved patio area at the side of the kitchen breakfast room and viewable from the garden room. This then leads on to a laid to lawn garden which is well screened with a wide range of plants trees and shrubs and offers a high degree of privacy. This garden has a further patio area at the rear of the garden room and then leads on through a rustic arch with climbing vines through to the orchard area where there are fruit trees and also timber storage shed plus greenhouse. This area is enclosed by mature hedging and then wraps around through to the other side of the barn where there is a further area laid to lawn with mature tree, a wide range of plants, trees and shrubs in various shaped edge beds and gives access through to the door at the rear of the reception hallway. Also there is a paved patio area with plants and shrubs at the rear of the window from the kitchen creating a pleasant aspect. OUTSIDE FRONT To the front the property has double timber electric gates through to the driveway which gives parking for a further two cars leading to the: DETACHED GARAGE Built sympathetically with the barn with electric roller door, power, light, personal access door, side aspect window and ample loft storage. DIRECTIONS FROM THE PORINGLAND OFFICE. LEAVE THE OFFICE HEADING TOWARDS NORWICH STRAIGHT OVER THE A146 SIGNPOSTED ROCKLAND ST MARY AND BRAMERTON, CONTINUE ALONG ENTERING INTO THE VILLAGE OF BRAMERTON WHERE THE PROPERTY WILL THEN BE FOUND PAST THE CHURCH ON THE RIGHT HAND SIDE MARKED BY A FOR SALE BOARD UP A SMALL SHARED DRIVEWAY.





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