Upper Street, Layham

INTRODUCTION A charming period two-bedroom terraced cottage offering spacious accommodation and period features including exposed timbers together with a generous rear garden and off road parking. No onward chain. Viewing recommended.

INFORMATION A cosy period cottage with part-rendered elevations under a tiled roof, benefiting from nicely presented accommodation having been previously extended to incorporate a useful utility/boot room and ground floor bathroom. Heating is via an oil-fired boiler to radiators and the property has part double glazing.

LAYHAM AND HADLEIGH Layham is a small hamlet which benefits from the renowned 4-star Marquis Hotel, Restaurant and Spa nearby and has easy access through Raydon and Holton St Mary to the A12. Nearby Hadleigh (approx 1 mile away) is a well regarded small local market town situated next to the River Brett, with the widest range of facilities including good local shopping including a supermarket, public houses, restaurants, both junior and senior schools, doctors surgery, parish church of St Mary's and other denominations. There is a public swimming pool and sports centre and numerous voluntary organisations, clubs and associations.

AGENTS NOTE As vendor's agents, we are unable to give any guarantee as to the condition of any appliance included (where mentioned ) in the property. The photographs are provided to show the internal and external appearance of the building and in no way should a buyer assume that any contents are to be included inside or out.

SERVICES We understand that the property has mains electricity, water and drainage connected.

Council Tax Band - B
EPC Rating - D
Local Authority - Babergh District Council - 0300 123 4000

SITTING ROOM 12' 2" x 10' 10" (3.71m x 3.3m) reducing to 9'6" Front door opens into this cosy and welcoming room with window to the front, exposed brick fireplace with smoke hood over, 2 wall lights, radiator, painted wooden floor. Opening into :

RECEPTION 2/DINING AREA 11' 11" x 10' 10" (3.63m x 3.3m) With exposed ceiling beams, tiled floor, radiator, brick cupboard housing the oil fired boiler and shelving to one wide and stairs to first floor. This versatile area could be used for dining or a number of activities and leads past a breakfast bar into the kitchen/breakfast room.

KITCHEN/BREAKFAST ROOM 11' 4 " x 11' 1" (3.45m x 3.38m) A surprisingly spacious room with range of wall and base units and wooden work surfaces over, inset sink, useful central island unit providing further storage and work/seating area, electric oven, window to the utility/boot room.

UTILITY/BOOT ROOM 11' 3" x 5' 11" (3.43m x 1.8m) This room forms part of the extension which was done by previous owners and benefits from a large roof-lantern which fills this space with light. Within the room are wall units, a work top with space for washing machine and tumble dryer below and doors to the rear garden and bathroom.

GROUND FLOOR BATHROOM 10' 10" x 6' 9" (3.3m x 2.06m) Another well proportioned room with high level windows to the side and rear, double shower cubicle, panelled bath, low level wc and wash hand basin, tiled floor, extractor fan and wall lights.

ON THE FIRST FLOOR

BEDROOM ONE 10' 11 " reducing to 9'8" x 12 ' 3" (3.33m x 3.73m) Window to the front with distant field views and radiator.

BEDROOM TWO 14' to window reducing to 11'11" x 10' 9" (4.27m x 3.28m) reducing to 7'10" With deep window seat into the window recess which overlooks the rear garden, radiator, airing cupboard housing hot water tank and shelving.

OUTSIDE To the front of the cottage is a driveway with established hedging to two sides and off-road parking for one vehicle.

The rear garden is generously sized and mainly laid to lawn with oil tank set behind trellis fencing, outside tap and light and is fenced to all sides.

Grier & Partners endeavour to maintain accurate depictions of properties in Virtual Tours, Floor Plans and descriptions, however, these are intended only as a guide and purchasers must satisfy themselves by personal inspection.