NO UPWARD CHAIN.
Holly Nook Cottage is a distinctive 3 bedroom colour washed Cottage of distinct charm and individual character in the centre of the well respected village of Waddingham. Understood to date back to 1850 with later amendments the Cottage has been recently refurbished throughout and in addition to the installation of an environmentally friendly air source heating system includes a stylish Breakfast kitchen with integrated appliances, sitting room opening to a Dining area and a separate more intimate Lounge. A useful Study area and Cloakroom/Utility complete the ground floor. There are 2 double and 1 single bedrooms to the first floor which are served by a Family Shower room. The gardens are remarkably private and primarily lawned with mature shrub planting and , in addition to the vegetable plot, there is off road parking accessed off the private side drive.
A true delight for which early viewing is strongly recommended.

Porch - Pitched roof canopied side Porch with decorative timber work, quarry tiled floor and stable door to

Breakfast Kitchen - 3.68m x 2.6 (12'0" x 8'6") - Being extensively appointed with a range of contemporary high gloss cream finished units with light granite style tops to include inset 1 1/2 bowl vinyl sink with mixer taps and cupboards under, further base units and return breakfast bar, built in electric double oven with cupboards over and under, inset induction hob and hood, additional units at eye level, Pvcu double glazed windows to 2 aspects, beamed ceiling, radiator, integrated dishwasher, fridge and freezer and decoratively tiled floor.

Sitting Room - 3.75m x 3.71m (12'3" x 12'2") - A stylishly appointed, well lit reception room with central beam and painted panel ceiling, rustic plaster work to the walls, radiator, leaded Pvcu double glazed window, feature modern fireplace with inset electric fire, understair shelved storeage cupboard and squared opening to

Dining Room - 3.20m x3.23m (10'5" x10'7") - Connecting home to garden with sloping translucent roof, Pvcu double glazed windows to the side and matching French doors and radiator.

Cloakroom - Being fully tiled with suite in white to include close couple wc, vanity basin, radiator, Pvcu double glazed window.

Vestibule - With stair to first floor, exposed timber floor.

Study - 2.75m x 2.13m (9'0" x 6'11") - Being triple aspect with feature gothic arched style window and vaulted panelled ceiling.

Lounge - 3.76m x 3.68m (12'4" x 12'0") - A quiet retreat focused on the marbled style fireplace with inset electric fire, radiator, tv aerial point and leaded double glazed window overlooking the side garden.

Bedroom 1 - 3.77m x 3.55m (12'4" x 11'7") - With Pvcu double glazed and leaded window to the side aspect, radiator and a range of fitted furniture to including 3 double and single wardrobe together with a knee hole dressing table.

Bedroom 2 - 3.69m x 2.8m plus door recess (12'1" x 9'2" plus d - A further double room with Pvcu double glazed and leaded window, picture rail and radiator.

Bedroom 3 - 2.74m x 1.98m (8'11" x 6'5") - A delightful side facing room with Pvcu double glazed and leaded window and radiator.

Bathroom - 2.6m x 1.6m (8'6" x 5'2") - Being appointed with a suite in white to include walk-in shower tiled and glazed shower enclosure, extensive fitted vanity unit with inset wash hand basin, cupboards under and lit mirror flanked by 2 side cabinets, wc with concealed cistern, towel radiator, Pvcu double glazed window and tiled walls.

Outside - The property is gable ended to the road and fronted by a coped wall with iron gate. To one side of the Cottage there is a neat lawned garden which leads into the rear side garden with mature shrub planting, timber shed and flagged seating area. A gate opens to the vegetable garden with a greenhouse and a gravel topped parking area accessed of the side, private drive. The main garden lies to the remaining side and is fully enclosed with a neat lawn with centre beds, mature shrub planting and further shed. It is best viewed from either the flagged patio or the barbecue area with timber pergola.

Services - Mains electricity, water, drainage and gas are connected to the property. The Vendors have installed an air source heat pump system under a government funded grant which included the replacement of all radiators together with the new heat source generation unit. The remaining benefits under the grant scheme will pass to the new owners.

Note - We are informed by the Vendors that there is vehicular access over a private driveway situated to the side of the propert

Important Note To Purchasers - We endeavour to ensure that our sales particulars are accurate and reliable, however, they do not constitute or form part of an offer nor any contract and none is to be relied upon as statements of representation or fact. Any system, services or appliances listed in these particulars have not been tested by ourselves and no guarantee or warranty as to their fitness for purpose or efficiency is either given or implied. All measurements are for guidance only and should be verified by the purchaser to their own satisfaction. Only those fixtures and fittings specifically mentioned in the sales particulars are included. Other items may be purchased by separate agreement with the Vendors.

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