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Shotesham Road, Stoke Holy Cross, Norfolk

5 bedrooms, Price on application

5
2
3

A fine Grade II Listed property with extensive formal gardens, traditional barn and outbuildings. Attractive grazing meadows. In all approximately 11.53 hectares (28.49 acres). For sale as a whole or in 3 lots.
Guide for the whole £955,000.
Lot 1: House, Gardens, Barns and Grounds of 2.40 Ha (5.93 Ac) £775,000.
Lot 2: Permanent Pasture 4.75 Ha (11.74 Ac) £85,000
Lot 3: Permanent Pasture 4.38 Ha (10.82 Ac) £95,000.

GENERAL DESCRIPTION Gostelyns combines a period house in extensive gardens and grounds with a traditional barn, outbuildings and approximately 25.77 acres of grazing meadows, all within easy striking distance of the Cathedral City of Norwich.

Situated between the villages o…

A fine Grade II Listed property with extensive formal gardens, traditional barn and outbuildings. Attractive grazing meadows. In all approximately 11.53 hectares (28.49 acres). For sale as a whole or in 3 lots.
Guide for the whole £955,000.
Lot 1: House, Gardens, Barns and Grounds of 2.40 Ha (5.93 Ac) £775,000.
Lot 2: Permanent Pasture 4.75 Ha (11.74 Ac) £85,000
Lot 3: Permanent Pasture 4.38 Ha (10.82 Ac) £95,000.

GENERAL DESCRIPTION Gostelyns combines a period house in extensive gardens and grounds with a traditional barn, outbuildings and approximately 25.77 acres of grazing meadows, all within easy striking distance of the Cathedral City of Norwich.

Situated between the villages of Stoke Holy Cross and Shotesham, Gostelyns presents an opportunity to acquire an attractive family home in a quiet and unspoilt rural situation. Bounded by Shotesham Common to the south the house enjoys far reaching views across the gardens to the grazing meadows beyond. The property extends to approximately 11.53 hectares (28.49 acres) in total.

LOCATION & SITUATION Gostelyns is situated on the outskirts of the south Norfolk village of Stoke Holy Cross. Stoke Holy Cross offers good local services including a village shop and primary school (with Ofsted Outstanding status) as well as two restaurants.

Further local shopping facilities and services are available in nearby Poringland (3 miles). Norwich, the Cathedral City and regional Centre of East Anglia is only 5 miles to the north and offers extensive shopping, leisure and recreational facilities as well as a regular mainline railway service to London Liverpool Street with a fastest approximate journey time of 1hr 40mins. Norwich International airport to the North of the city also provides regular flights to the continent via Schipol (Amsterdam).

The North Norfolk Coast much of which is classified as an Area of Outstanding Natural Beauty, is within 40 miles of the property. The coast boasts safe sandy beaches, sailing, walking and other recreational facilities.

LOT 1 GOSTELYNS HOUSE, GARDENS, BARNS & GROUNDS, 2.40 HECTARES (5.93ACRES) COLOURED YELLOW ON SALE PLAN

Gostelyns House comprises an attractive detached Grade II listed property of architectural and historic interest. The property dates back to the mid-16th Century, although the house has benefitted from later additions with a full restoration and further alterations carried out in 1948.

Constructed of a timber frame, with whitewashed brick and flint infill and a plain tile roof, the property benefits from period features and mouldings including the original beams and studwork in a number of rooms.

The formal gardens around the house are a particular feature with a terrace at the front of the property taking advantage of the south facing views.

The accommodation, which benefits from oil fired central heating throughout, comprises:-

On the Ground Floor:-

ENTRANCE HALL Square tiled floor, exposed beams, doors to understairs cupboard and

CLOAKROOM Low level WC, wash hand basin

KITCHEN/BREAKFAST ROOM Square tiled floor, oil fired Aga, range of fitted wall and base level units with worktop over and tiled surrounds, double drainer sink unit, pantry with shelving, Boulter oil fired boiler. Hatch to roof space, door to:

UTILITY ROOM Square tiled floor, double drainer stainless steel sink unit, plumbing for washing machine

From the kitchen a door opens into the

SUN ROOM Tiled floor, french doors opening into the rear garden

From the entrance hall a door opens into the

SITTING ROOM Parquet floor, exposed beams, inglenook fireplace with wood burning stove with pamment hearth. Fitted cupboard. Door to:

INNER LOBBY With door to dining room.

DINING ROOM Parquet floor, fireplace with wooden mantel and surround. Fitted cupboard.

From the entrance hall stairs rise to the

LANDING with doors to the first floor bedrooms and stairs to the second floor. Airing cupboard with hot water cylinder and slatted shelving, fitted cupboard, exposed beams

WC Low level WC.

BATHROOM Suite comprising bath with tiled surround and shower attachment. Pedestal wash hand basin. Heated towel rail.

BEDROOM 1 Decorative fireplace with wooden mantel and surround incorporating cast iron grating. Cupboard with hanging and storage space. Door to en-suite shower room with tiled shower unit and low level WC.

BEDROOM 2 Cupboard with hanging and storage space, pedestal wash hand basin.

BEDROOM 3 Exposed beams, pedestal wash hand basin.

On the Second Floor:-

BEDROOM 4 / GAMES ROOM Dormer window to front with views across gardens and grazing meadows beyond. Exposed beams. Door to bedroom 4.

BEDROOM 5 Window to side, exposed beams.

GARDEN
The property is approached from the Shotesham Road down a poplar lined drive to the house. There is an area of hardstanding to the bottom of the drive which provides a parking area.

The formal garden area is mainly laid to lawn with flower borders and specimen trees. There are south facing rural views to the front. There is also a bespoke greenhouse and disused swimming pool.

Beyond the formal gardens there is an area of woodland planting with mature trees, bordering the grazing land.

Within the gardens, on the southern boundary of the lawned area, there is an area where the ashes of the previous owners are interred. The sale will be subject to an obligation not to disturb this small area of the gardens.

TRADITIONAL BARN & OUTBUILDINGS
Adjacent the house is the substantial traditional barn constructed of red brick under a pantile roof. The barn, which has a mezzanine floor, has been used for the storage of maintenance equipment for the holding but has scope for conversion to an annexe or ancillary accommodation, subject to planning.

A single story extension, constructed of red brick under a flat roof, accommodates the former office as well as two garden stores. On the north elevation there is a further extension constructed of brick under corrugated tin and profile sheet cladding rooves formerly used as a lambing shed but suitable for general storage.

GRAZING MEADOWS
Lot one includes approximately 1.30 hectares (3.21 acres) of grazing meadows located to the north of the entrance drive and divided into six enclosures. These meadows are stock fenced and have been used for sheep grazing.

LOT 2 PERMANENT PASTURE : 4.75 HECTARES (11.74 ACRES) COLOURED ORANGE ON THE SALE PLAN

Lot 2 comprises an undulating block of permanent pasture divided into four enclosures and centred around a copse of 0.07 hectares (0.17 acres). The fields are stock fenced and bordered by well-maintained hedges, there are a number of mature in field trees.

Access to Lot 2 is via a gate at the top of the drive into Gostelyns, over which the property benefits from a right of way.

LOT 3 PERMANENT PASTURE : 4.38 HECTARES (10.82 ACRES) COLOURED PINK ON THE SALE PLAN

Lot 3 comprises a single block of permanent pasture with good road frontage and access from both Shotesham Road and Norwich Road. The land is stock fenced and has been grazed by sheep.

GENERAL REMARKS & STIPULATIONS

METHOD OF SALE The property is offered for sale by private treaty as a whole or in three lots. If a prospective purchaser is interested in part of a lot they are invited to discuss their requirements with the selling agents.

TENURE AND POSSESSION The property is offered for sale freehold with vacant possession upon completion.

EXCHANGE OF CONTRACTS & COMPLETION Exchange of contracts will take place within 21 days of receipt by the purchasers' solicitor of a draft contract with completion no later than 28 days thereafter. A deposit of 10% of the purchase price will be payable on exchange of contracts.

SERVICES Gostelyns house benefits from mains water and electricity and oil fired central heating. Drainage is to a private system.

FIXTURES AND FITTINGS All fixtures and fittings are excluded from the sale unless specifically referred to in these particulars.

TOWN & COUNTRY PLANNING The purchaser/s will be deemed to have full knowledge and have satisfied themselves as to any planning matters that may affect the property. (South Norfolk District Council)

BASIC PAYMENT SCHEME (BPS) The land is registered for the Basic Payment Scheme. The following entitlements will be made available to the purchaser of each following completion.

Lot 1 : 1.29
Lot 2 : 4.56
Lot 3 : 4.38

The purchaser will be responsible for cross compliance to 31st December 2017 and will indemnify the vendor for any non-compliance that results in any penalty or reduction in their payment under the Basic Payment Scheme.

There is to be no retention of the sale price for the entitlements.

SPORTING RIGHTS, MINERALS AND TIMBER These are included in the sale so far as they are owned, subject to statutory exclusions.

WAYLEAVES, EASEMENTS AND RIGHTS OF WAY The property is sold subject to and with the help and benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights, easements, quasi-easements and all wayleaves whether referred to or not in these particulars.

In particular, the property benefits from a right of way over the entrance drive shaded brown on the sale plan subject to contributing a fair proportion towards maintenance costs.

OUTGOINGS The property is in Council Tax Band E. The current charge is £2,024 per annum.

Drainage rates are also payable. All outgoings will be apportioned at completion.

VALUE ADDED TAX Should any sale of the property, as a whole or in lots, or any right attached to it become a chargeable supply for the purpose of VAT, such tax shall be payable by the Buyer in addition to the contract price.

PLANS, AREAS AND SCHEDULES These have been prepared as carefully as possible and are based on the Ordnance Survey scale plans. The plans are published for illustrative purposes only and although they are believed to be correct, their accuracy is not guaranteed.

DISPUTES Should any dispute arise as to the boundaries or any point arising in these Particulars, schedule, plan or interpretation of any of them the question shall be referred to the arbitration of the Selling Agent, whose decision acting as expert shall be final. The Buyer shall be deemed to have full knowledge of all boundaries and neither the Seller nor the Seller's Agents will be responsible for defining the boundaries or the ownership thereof.

VIEWING Strictly by appointment with the selling agents. Contact Peter Hornor or Anne Barker on 01603 629871.

SOLICITORS Hansells Solicitors, 13 The Close, Norwich, Norfolk, NR1 4DS. Tel: 01603 615731

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