HARPLEY - Period Cottage on Mature 0.9 Acre Plot

Harpley is a charming village situated between the towns of King's Lynn, Fakenham and Swaffham in North West Norfolk. A sought-after residential location, the area is popular for those seeking country living whilst still being within easy reach of local amenities. The village benefits from a local primary school, village hall and St Lawrence's Church with neighbouring Great Massingham further providing a convenience store, Post Office, café and surgery along with the vibrant Dabbling Duck pub and active tennis club. Originally understood to have been three individual properties, Flint Cottage is a quintessential "chocolate box" residence. Faced with an attractive vernacular flint façade, the property is offered to the market for the first time in many years and has been well enjoyed by Vendor. Deceptively spacious with a wealth of period features, the internal accommodation offers three reception rooms, a fitted traditional pine kitchen with breakfast room along with four bedrooms to the first floor. Externally, the nicely maintained, mature gardens are a particular highlight. Delightfully private and extending to circa 0.9 acres (stms), there are a range of established bushes, trees and shrubs with far reaching views over the adjacent rolling countryside through the trees. The front of the property is equally as private being set up from Back Street and screened by hedging. Mostly laid to lawn, there are manageable borders along with a superb specimen magnolia tree. Considered to have great potential, the property now offers a new occupier an excellent opportunity to modernised and tailor the accommodation to suit their own requirements. 

Sitting Room 15' 11" x 13' 10" (4.85m x 4.22m) With exposed ceiling beams, fireplace with iron grate, exposed brick surround and oak mantle, radiator and BT telephone point. 

Dining Room 14' 10" x 14' 3" (4.52m x 4.34m) With exposed ceiling beams, fireplace with exposed brick surround, radiator, points for wall lights and stairs to the first floor landing with wooden banister & decorative wrought iron spindles. 

Snug 15' x 14' 9" (4.57m x 4.5m) With exposed ceiling beams, fireplace with exposed brick surround and oak mantle, radiator and staircase to first floor bedroom. 

Kitchen 12' 4" x 9' (3.76m x 2.74m) With fitted pine fronted wall & base units, fitted worksurfaces, integrated electric oven, electric hob with extractor above, sink with monobloc tap, space for an undercounter fridge & freezer, tiled surrounds, exposed ceiling beams and radiator. Pantry cupboard with shelving and additional storage cupboard.
Open to; 

Breakfast Room 15' 2" x 8' 7" (4.62m x 2.62m) With fitted pine wall & base units, fitted worksurfaces, 1½ bowl sink with drainer & monobloc tap, point & space for a dishwasher, tiled surrounds and radiator. 

Hall 9' x 7' 4" (2.74m x 2.24m) With stable door from the Conservatory, exposed ceiling beams and radiator. 

Conservatory 10' 10" x 9' 11" (3.3m x 3.02m) With personnel entrance door, French doors to the courtyard and radiator. Door to Utility Area and Store. 

Downstairs Bathroom 9' x 7' 10" (2.74m x 2.39m) With low level WC, pedestal hand basin, panelled bath with mixer tap and shower extension, tiled surrounds and storage cupboard. 

Lobby With rear door to the courtyard and radiator. 

Downstairs Shower Room 7' 1" x 3' 7" (2.16m x 1.09m) With low level WC, hand basin, shower cubicle with sliding door and radiator. 

Stairs to First Floor Landing 14' 10" x 14' 7" (4.52m x 4.44m) Stairs from Ground Floor with wooden banister & decorative wrought iron spindles, point for wall light, radiator and storage cupboard. 

Bedroom 1 15' 3" x 14' 7" (4.65m x 4.44m) With decorative cast iron fireplace with surround and mantle, radiator and stairs from Ground Floor Snug. 

Bedroom 2 16' 3" x 14' 4" (4.95m x 4.37m) (max) Dual aspect with decorative cast iron fireplace, radiator and fitted cupboard housing the hot water cylinder with programmer. 

Bedroom 3 12' 9" x 8' 9" (3.89m x 2.67m) (sloping ceiling) With exposed ceiling beams, storage cupboard with shelving and radiator. 

Bedroom 4 15' 3" x 8' 11" (4.65m x 2.72m) (sloping ceiling) With exposed ceiling beams and radiator. Currently accessed via Bedroom 1 - potential to re-configure using second staircase OR private dressing room to main bedroom. 

Bathroom / Dressing Room 15' 4" x 8' 10" (4.67m x 2.69m) (sloping ceiling) With low level WC, pedestal hand basin, panelled bath, tiled surrounds, built in pine wardrobes with hanging rail and exposed ceiling beams. 

THE GROUNDS The grounds of Flint Cottage extend to around 360ft in depth and are considered a particular stand out feature. Raised from Back Street and screened by hedging, there is a gated driveway laid to gravel providing ample off street parking for several vehicles along with access to the open fronted Double Garage 19' 5" x 14' 11" (5.92m x 4.55m) with power connected. The front garden area is mostly laid to lawn with manageable borders and includes an impressive specimen magnolia tree. With an overall plot size of circa 0.9 acres (stms), the rear formal garden is delightfully private and has been well maintained by the Vendors. Stocked with a range of established trees, bushes and shrubs with rolling countryside views over neighbouring fields. 

OUTBUILDING Flint and pantiled outbuilding comprising;

Utility Area 8' 4" x 7' 9" (2.54m x 2.36m)
With base unit with sink, connection for a washing machine and UPVC side door to garden.
Store Room 9' x 3' (2.74m x 0.91m)
Potting Room 9' x 7' 9" (2.74m x 2.36m)
Store Room 8' 2" x 7' 8" (2.49m x 2.34m) (max)
Store Room 4' x 3' (1.22m x 0.91m) 

Energy Performance Certificate (EPC) The EPC for this property is provided by an Energy Assessor independent of LANDLES. Applicants should view the complete EPC report online at and searching by postcode. 

Services Mains water, electricity & drainage are understood to be available. These services and related appliances have not been tested.  

Council Tax Enquiries indicate the property is assessed at Council Tax Band "C" with a current annual charge of £1,937.66, 2024/2025. 

Tenure Freehold. Vacant possession upon completion.  

Viewing Further details and arrangements for viewing may be obtained from the appointed selling agents, LANDLES 

Negotiations All negotiations in respect of this property are to be carried out strictly via the Agents, LANDLES 

Anti-Money Laundering Directive: Prospective purchasers will be required to provide the usual PROOF OF IDENTITY documents at the stage of agreeing a subject to contract sale.  

OFFER REFERENCING Applicants who wish to put forward subject to contract offers agree to the selling agents, LANDLES, making the usual enquiries in respect of chain checking, to provide evidence of a lenders mortgage application in principal note, and to provide proof of funds on request, etc. 

Privacy Statement The LANDLES Privacy Statement is available to view online or upon request. 

SUBJECT TO CONTRACT ALL NEGOTIATIONS IN RESPECT OF THIS PROPERTY REMAIN SUBJECT TO CONTRACT AT ALL TIMES. Please read the IMPORTANT NOTES included on these Particulars. 

IMPORTANT NOTES LANDLES for themselves and for the Vendors or Lessors of this property whose Agents they are give notice that (i) the particulars are produced in good faith and are set out as a general guide only do not constitute any part of a contract and LANDLES accepts no responsibility for any error omission or mis-statement in these particulars (ii) no person in the employment of LANDLES has any authority to make or give any representation or warranty whatever in relation to this property (iii) any plans produced on these particulars are for illustrative purposes only and are not to scale, any area or other measurements stated are subject to measured survey (iv) unless specifically referred to in these particulars any chattels, garden furniture or statuary, equipment, trade machinery or stock, fittings etc is excluded from the sale or letting whether appearing in images or not (v) Applicants should make their own independent enquiries into current USE or past use of the property, any necessary permissions for use and occupation and any potential uses that may be required (vi) all prices and rents are quoted subject to contract and NET of VAT unless otherwise stated (vii) the Agents take no responsibility for any costs applicants may incur in viewing the property, making enquiries or submitting offers (viii) any EPC indicated in these particulars is produced independently of LANDLES and no warranty is given or implied as to its accuracy or completeness.