The property comprises a detached single storey 2/3 bedroom barn style dwelling knows as Field Cottage, a traditional 19th century brick barn and stables, two agricultural buildings and two grass paddocks extending to 0.61 hectares (1.50 acres).

Field Cottage A detached single storey barn style dwelling constructed of brick walls under a slate roof extending to 133m2 (1,431ft2). The building was converted from a pair of semi-detached cottages in 2009 and has been finished to a high standard with accommodation comprising:

Entrance Hall – 3.71m x 2.94m (max)

Study/Bedroom 3 – 2.85m x 2.83m with fitted desk, filing cupboards and book shelves.

Cloakroom – 2.86m x 1.77m with low level wc, hand basin, shower cubicle and fitted cupboards.

Living Room – 8.10m x 3.72m with double sided fireplace and woodburner.

Kitchen/Breakfast Room – 10.44m x 2.78m (max) with fitted kitchen comprising fitted base and wall units, Rangemaster electric cooker with extractor hood over and double sink and drainer.

Utility/Boiler Room – 3.28m x 1.88m with pressurised water storage tank and filter, hot water cylinder, manifold for underfloor heating and oil fired central heating boiler.

Master Bedroom – 4.67m x 3.20m with built in wardrobe and en-suite bathroom 2.25m x 1.80m with white bathroom suite comprising low level wc, bidet, hand basin, bath with shower over and heated towel rail. There is also an external door to the gravelled area and garden

Bedroom 2 – 3.71m x 2.78m with built in wardrobe.

To the front of Field Cottage is a large gravelled area and an area laid to lawn and to the rear of Field Cottage is a small area laid to lawn and a 310 Watt solar panel array.

Field Cottage benefits from underfloor heating throughout the property. The property has a private water supply from a borehole located adjacent to the farm buildings and electricity is provided by the solar panels with a 30kVa backup diesel generator.

Brick Barn A traditional 19th century brick barn (17.8m x 12m), adjoining stables (9.3m x 4.6m) and lean to (4.6m x 2.9m) extending to a total of 269.72m2 (2,903ft2) , all of which is constructed of brick walls under a corrugated asbestos sheet roof. Planning permission was granted on 17th February 2011 for the conversion of the barn into a three bedroom dwelling and demolition of the two existing farm buildings. We understand that the planning permission is extant because the previous owners implemented the planning permission with the installation of a window in the eastern gable end and paid the recreation contribution payable to Breckland District Council under the terms of the unilateral undertaking.

Farm Buildings The farm buildings comprise two general purpose buildings as follows:

• 18.6m x 10.8m - constructed of a timber frame with dwarf block walls and corrugated asbestos cladding to the walls and roof. The building has a concrete floor and houses the inverters for the solar panels, sixteen batteries for the storage of electricity and a 30kVa back up diesel generator together with a 2,500 litre bunded fuel storage tank. The diesel generator automatically starts when the power supply drops below 46 volts and recharges the batteries until they reach 54 volts. In practice, the generator runs for about 250 hours per annum.

• 23.1m x 10.6m – constructed of a concrete frame with corrugated asbestos cladding to the walls and roof. The building has a part brick/part concrete floor.

The planning permission for the conversion of the brick barn requires both of these buildings to be demolished prior to the occupation of the converted barn.

Grass Paddocks To the rear of Field Cottage and the buildings are two grass paddocks extending to 0.61 hectares (1.50 acres) which are fenced with post and rail fencing.

Up to 5 acres of additional land may be available by separate negotiation.

Access The property is accessed over a private track from the A1065 along the line shown coloured in brown on the plan.

Tenure and Possession Freehold with vacant possession on completion.

Water Abstraction Licence The property benefits from a Licence of Right (Licence no. 6/33/45/G/10) to abstract 391 cubic metres of water per annum from a borehole located adjacent to the farm buildings for domestic purposes and agriculture (other than spray irrigation).

Outgoings Field Cottage is in Council Tax Band C and has an EPC rating of A.

Wayleaves, Easements, Covenants & Rights of Way The land is sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way whether or not disclosed.

VAT The land/property is not registered for VAT. However, if the sale of the property or any right attached to it is deemed a chargeable supply for the purpose of VAT, such tax shall be payable by the purchaser in addition to the sale price.

Local Authority Breckland District Council, Elizabeth House, Walpole Loke, Dereham, Norfolk, NR19 1EE.

Solicitors Rudlings LLP. 1 Well Street, Thetford, Norfolk, IP24 2BL.

Postcode and What3Words The residential postcode is IP27 0RE.

The What3Words reference for Field Cottage is ///watching.donates.bulky

The What3Words Reference for the access track is ///spotty.mime.hires

Joint Agents and Viewings Viewings are strictly by appointment with the Selling Agents. For further information please contact:

Cheffins: Jonathan Stiff (01353) 654915 jonathan.stiff@cheffins.co.uk or Andrew Amey (01353) 654919 andrew.amey@cheffins.co.uk.

Cruso&Wilkin: Jonathan Fryer (01553) 816423 jgf@crusowilkin.co.uk or Annabelle Thompson (01553) 691430.

As always, potential hazards exist on working farms and it is requested that all viewings are undertaken with care and regard to safety particularly with regard to any areas in and around buildings.