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" The most important factor with any property is position and this detached two bedroom Grade II listed cottage enjoys a wonderful situation on the edge of the village of Forncett St Mary, standing in a plot of approximately a third of an acre (sts) with fields surrounding.

* DETACHED GRADE II LISTED COTTAGE * TWO BEDROOMS * OUTSTANDING RURAL POSITION * ATTACHED STUDY/WORK ROOM * APPROXIMATELY A THIRD OF AN ACRE PLOT (STS) * WORKSHOP * TWO RECEPTION ROOMS * INGLENOOK FIREPLACE * UTILITY ROOM * IMMENSE BEAMS AND CHARACTER * OIL FIRED CENTRAL HEATING * WELL PLANTED GARDENS * POPULAR EDGE OF

The property offers a great deal of character internally with exposed beams to both walls and ceilings as well as inglenook fireplace to the main reception. The property has practical accommodation with two reception rooms on the ground floor as well as kitchen, utility room and bathroom and at first floor level two bedrooms. The property is heated by oil fired central heating via radiators and there is a multi fuel stove to the lounge. The property stands in a plot of approximately a third of an acre (sts) which has been well planted and maintained by the current vendors, offers privacy and has the added benefit of an attached study/workroom which is adjoined to the property and a further workshop which the vendor currently users for woodwork.

The property is situated on the edge of the village of Forncett St Mary which is located approximately 4 miles from Long Stratton where there is a good range of day to day facilities including supermarket, everyday shops and schooling.

The accommodation in brief comprises:

* LOUNGE * DINING ROOM * KITCHEN * UTILITY ROOM * BATHROOM * TWO BEDROOMS *
* PARKING * STUDY/WORKROOM * WORKSHOP * APPROXIMATELY A THIRD OF AN ACRE (STS) *

The rooms are as follows:

LOUNGE: (16'1" x 15'9") (4.9m x 4.8m) Timber and glazed door to front with bullion window. A room with immense character with heavily timbered walls and ceiling giving pleasing first impressions. Inglenook fireplace with bressumer beam over fitted with multi fuel stove with pamment tiled hearth. Windows to front and rear good giving good natural light and aspect over garden. Radiator. Stairs to first floor. Television point. Door leading through to...

INNER HALLWAY: Second staircase giving access to the other bedroom and also to the second bedroom. Wall and ceiling beams. Understairs storage space. Door to kitchen and door leading through to...

DINING ROOM: (10'2" x 9'4") (3.1m x 2.84m) Another character room with ceiling and wall beams exposed. Window to front, again giving good natural light. Radiator.

KITCHEN: (10'1" x 9'5") (3.07m x 2.87m) Refitted kitchen with a range of wall and floor units in oak with work surface over. Free standing electric double oven included within the sale price with tiled alcove to rear. Stainless steel cooker hood above. Plumbing for dishwasher. One and a half granite composite sink with mixer tap. Window to rear overlooking the rear garden. Recessed spotlighting. Tiled flooring with underfloor electric heating. Radiator. Door to rear lobby. Door leading through to...

UTILITY ROOM: Timber construction with glazing on three sides. Plumbing for washing machine. Fridge freezer, tumble dryer and washing machine included within the sale price. Range of base units. Timber and glazed door to front.

REAR LOBBY: Accessed off the kitchen with space for shoes, coats etc. Window to side. Plumbing for washing machine if required. Door leading through to...

BATHROOM: Refitted in white suite comprising panelled bath with shower unit over. Low level wc and hand wash basin. Part tiled walls. Ceramic tiled flooring. Radiator. Window to side.

FIRST FLOOR: There are two bedrooms on the first floor which each have an individual staircase and a connecting door also.

BEDROOM ONE: (15'6" x 14') (4.72m x 4.27m) Accessed from the staircase in the lounge. Window to front and rear giving aspect to both front and rear garden. Good size double room with brick fireplace giving a pleasant feature. Built-in double wardrobe cupboard and further built-in airing cupboard. Hand wash basin. Door through to...

BEDROOM TWO: (12'5" x 9'3") (3.78m x 2.82m) Separately accessed from the staircase in the hallway. Another double room with recessed revealed timbers. Window to side giving a lovely rural aspect over fields. Built-in wardrobe cupboard. Replacement double glazed window.

OUTSIDE: To the front, the property is set back and accessed by a five bar gate leading to a shingle area. Pleasing first impressions with well planted gardens to the front laid to lawn enclosed by mature hedging and trees. A pathway leads to an ATTACHED STUDY/WORKROOM (12' x 6'7") (3.66m x 2.01m). This room is attached adjacent to the lounge with window to side and having been recently plastered and redecorated with new floor covering making useful extra space. The oil fired central heating boiler is located in here also. The bulk of the gardens lie to the rear with the plot standing in total approximately a third of an acre (sts). The gardens to the rear are again enclosed by a mixture of mature hedging and trees laid to grass and partially divided into two sections. The first area to the rear of the house is laid to grass with a range of well planted shrub and plant borders interspersed throughout. There is a patio area siding onto fields giving a pleasant space to sit. There are a range of flowers and plants planted giving colour and feature throughout the year. The second area of garden is laid primarily for vegetables with a greenhouse, again enclosed by hedging, and leading on to at the top of the garden a TIMBER WORKSHOP (15'10" x 11'8") (4.83m x 3.56m) with light and power laid on making a useful storage space. The garden is surrounded by fields on three sides giving a lovely rural aspect.

AGENTS NOTE: The vendors are currently renting a further piece of garden which is adjacent to the property. They have advised us that potentially this could be available for prospective buyers to either purchase or continue the rental. This would need to be checked with the vendors.

THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "