Porch, sitting room, dining room, kitchen, pantry, downstairs bathroom and cloakroom.  Three first floor bedrooms and attic room.  Adjoining garage, studio and store shed.

Location
Grey Row Cottage is situated in a particularly special, stand alone position along a small country lane.  Whilst located within the parish of St Margarets South Elmham, just 1.5 miles to the north is the village of Flixton.   Flixton benefits from the The Buck Inn public house and a village hall, as well as being home to the Norfolk and Suffolk Aviation museum.   Bungay (4 miles) offers a range of local services including various shops and restaurants, a doctors surgery, a dentist and both primary and secondary schools.  Halesworth is just over 7 miles and also offers full range of services and amenities including also a railway station that runs to Lowestoft in the north and Ipswich to the south.  Harleston to the west is 6 miles and also offers various amenities, shops and services including a weekly market every Wednesday.  Diss is approximately 16 miles away with frequent trains to London’s Liverpool Street Station.     

Description
Grey Row Cottage is a period cottage of predominantly timber framed construction with rendered elevations under a part thatched and part tiled roof.  It offers period charm but has the advantage of not being listed.  It is anticipated that a buyer will wish to carry out a full refurbishment programme.  On the ground floor is a sitting room with inglenook fireplace and wood burning stove, a dining room, kitchen with fine views and a pantry, bathroom and cloakroom.  On the first floor are three bedrooms and there are stairs leading to an attic room.  Adjoining the house is a garage and there are gardens with field views that contain a studio and a timber outbuilding.     The grounds extend to approximately 0.33 acres.       

The Accommodation

A stable style front door leads to the 

Porch
Of brick and block construction with timber framed double glazed windows to the north and south.  A glazed door opens to the

Sitting Room  15’5 x 14’7 (4.70m x 4.44m)
Exposed timbers and floorboards.  West facing window to the front of the property with field views.  Inglenook fireplace with bressummer beam above which is home to a woodburning stove on a brick hearth.    It has a former bread oven to one side.   A door leads to the kitchen and a wide opening leads to the

Dining Room  9’7 x 8’4 (2.92m x 2.54m)
West facing window with field views.  Exposed timbers.  Understairs cupboard.

Kitchen  13’ x 9’2 (3.96m x 2.79m)
East and north facing windows with fine views to the rear of the property overlooking farmland.  Solid fuel Rayburn (not in working order).  Butler sink with taps above. Low level wall units with space and plumbing for a washing machine.  Lazy Jane. Door to the exterior, rear hallway and the stairs.  An opening leads to the

Pantry
Fitted shelving.  Brick flooring in a Herringbone style.

Rear Hall
Glazed south facing window to the garden.  Hatch to roof.  Exposed floorboards.  Built-in airing cupboard with hot water cylinder and shelving.  Doors lead to the bathroom and cloakroom.

Bathroom
Comprising bath, hand wash basin and radiator that was previously served by the Rayburn.  East facing window. Part wood panelled walls.

Cloakroom
WC.  East facing window with lovely views.  Exposed floorboards.    

The stairs from the kitchen lead up to 
        
First Floor
Landing
Exposed timbers.  Stairs to the attic room and doors to the three bedrooms.

Bedroom One  15’ x 7’8 (4.57m x 2.34m)
A double bedroom with west facing window enjoying lovely field views to the front of the property.  Exposed timbers.   Floorboards and fitted desk.  Doorway to eaves storage cupboard.   Two built-in wardrobes, one of which is home to the cold water tank.

Bedroom Two  7’ x 6’2 (2.13m x 1.88m)
A single bedroom with west facing window with lovely views.   Fitted shelves.  

Bedroom Three  15’ x 9’3 (4.57m x 2.82m)  
Part vaulted ceiling and a mezzanine storage area.  West facing mullion window to the front of the property.  Exposed floorboards.  Fitted shelving.  

The stairs in the landing lead up to the

Attic Room  18’ x 12’ (5.49m x 3.66m)
Over the last few decades this has always been used as a further bedroom.  South and north facing windows.  Exposed floorboards.  Mezzanine area with space for a double mattress.

Outside
From the small lane to the front of the cottage, a five bar gate leads on to hard standing/grass that provides off road parking.  Adjacent to the parking area is a garage which adjoins the cottage itself.  This is of brick construction under a pan tiled roof with double doors to the front and east facing window to the rear.   In addition is a timber store.  From the garden, to the front and rear, there are wonderful views over the adjacent countryside.  The main garden lies to the south of the cottage.  It is enclosed by hedging/trees.  Here there is a studio that has a pan tiled roof and south and west facing windows.  It measures approximately 7’ x 13’.  In all, the grounds extend to approximately 0.33 acres.         

Viewing 
Strictly by appointment with the agent.  

Services
Mains water and electricity.  Septic tank.  Whilst it is understood from the vendors that the septic tank works in a satisfactory manner, it is unlikely to comply with the 2020 regulations and a buyer should budget to install a new sewage treatment plant.  The cost of this has been taken into account within the guide price.     

EPC 
Rating = G (Copy available from the agents upon completion)

Council Tax
Band D; £1,951.05 payable per annum 2023/2024

Local Authority
East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: [use Contact Agent Button] 

NOTES
1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan. 
2. The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents    to obtain sellers’ and buyers’ identity.

3. Please note this is a probate sale and probate has been granted.  

4.   It is understood that the two small buildings to the north of the property are used for storage only.

 May 2023