3 bedroom character property for saleHigh Street, Lavenham CO10
- Through Entrance Passageway & Long Reception Hall
- 27ft Long Galleried Split-level Landing
- 22ft Sitting/Dining Room with Magnificent Inglenook Fireplace
- 3 Bedrooms
- Large Kitchen/Breakfast Room Adjoining Garden
- Upstairs Heritage Bathroom
- Study/Snug with Inglenook Fireplace
- Pavilion Building with Office, Studio and Workshop
- Pantry/Laundry Room and Downstairs Shower/Cloakroom
- 72ft x 45ft Landscaped Fully Walled West Facing Garden
Lavenham is often described as one of England's finest preserved medieval villages. With its fortunes arising from the wool trade in the 15th and 16th Centuries, the village has a magnificent parish church and a wonderful selection of ancient houses and cottages dating from Tudor timber buildings through the Georgian period to the Victorian era. Today the village is very vibrant with a most active community and useful range of shops including a butcher, pharmacy, bakery, traditional grocer's store and two co-operative stores. There are also a number of interesting shops and galleries and several fine public houses and restaurants. There is a primary school and a modern doctor's surgery.
Hare Cottage is Grade II Listed and it is believed that the earliest part of the house is the lower section at the front which dates from circa.1485. The larger, upper part is a single rectangular traditional Hall house, believed to have been added in the early 1500s. According to the deeds, at one point the property was known as Lavenham Manor. The house is built on a massive oak timber frame with roofs under mellow clay tiles, probably originally thatched. There are two fine 10' wide inglenook fireplaces and many exposed timbers. There is a later 19th / early 20th century brick addition at the rear with a clay pantiled roof, housing the kitchen/dining room. Windows in the original part are all leaded lights with good quality secondary glazing, with traditional wooden casements in the kitchen/dining room. To the rear of the property is a delightful garden which is accessed from the road through the covered passageway, usefully not having to go through the house. At the end of the garden is a splendid painted pavilion building which is heated and fully lined out, presently providing two good studio/offices and a garden room/workshop.
ON THE GROUND FLOOR
Covered Passageway/Hall 16' x 5'6" (4.8m x 1.7m). Very useful passageway which provides dual function of an entrance hall and covered access through to the back garden. Fine oak ledged and braced door at the front and a handmade oak glazed door window alongside plus wrought iron gate out to the rear. Flagstone and flint floor, fine exposed wall and ceiling timbers, electricity meters and switch gear and a quarry tiled step with stripped pitch pine front door to the reception hall.
Reception Hall 17' x 5' (5.2m x 1.5m). Two leaded light windows to the rear, fine exposed ceiling timbers, two radiators, quarry tiled floor, stairs up to the first floor with traditional wrought iron balustrade.
Sitting Room 22' x 15'6" (6.7m x 4.7m). Splendid room, in the main part of the original house with an excellent 8'6" ceiling height. Fine exposed roof timbers and some wall timbers including an historic old window mullion with shutter slide above, originally to the rear. Magnificent inglenook fireplace with 10' wide oak bressumer, raised brick hearth and chimney breast above, all in historic 2" thick bricks. Two leaded light windows to the front and leaded light window to the side, all with secondary glazing and a wide door with leaded light windows on either side at the rear opening into the kitchen giving additional light. Splendid sealed brick block floor, two radiators, delightful fitted corner cabinet with shelving and down lights. This room is large enough to be a sitting and dining room.
Kitchen/Dining Room 15' x 14'6" (4.6m x 4.4m). At the back of the house with a wide glazed traditional French door with matching windows on either side all opening on to the garden. Fitted with an excellent range of rag painted Shaker style oak wall and base cupboards. With extensive cupboards, drawers, shelves and matching dresser unit with lattice cupboards and fitted shelving. All with beech woodblock style high quality laminate working surfaces and sandstone tiled splashbacks. Comprehensively equipped with deep stainless steel and mixer tap, four ring stainless steel Bosch gas hob with retractable filter hood above and eye level Bosch stainless steel double electric fan oven. Spaces for dishwasher and full height fridge/freezer.
Eyeball swivel halogen downlights, under pelmet lights, radiator and high quality oak wood grain and vinyl flooring. An excellent kitchen.
Pantry/Laundry Room 7'6" x 5'6". (2m x 1.7m). Leading off the kitchen with window to the rear. Wall mounted modern Vaillant gas boiler supplying central heating and hot water, plumbing and space for washing machine and space for an upright freezer. There are shelves, etc.
Study 12'9" x 10' 6" (3.9m x 3.2m). With full width window to the front, painted ceiling timber, another magnificent inglenook with 10' wide oak bressumer, with the floor levelled so as to enable the inglenook space to be included in the room, radiator.
Shower/Cloakroom 7' x 5'6" (2.1m x 1.7m). With corner shower cubicle with sliding glass shower doors and chrome shower assembly, low flush WC with wooden seat and concealed cistern and oval handbasin serving vanity surface with cupboards and drawers below, mirror above with theatre light and cupboard alongside. Two walls fully tiled in white, window to the side, radiator, quarry tiled floor.
ON THE FIRST FLOOR
Galleried Split-level Landing 27'3" x 8' (8.3m x 2.45m maximum). Large landing with a good ceiling height and three leaded light windows to the rear overlooking the garden. On three different levels, with a splendid red brick chimney breast, some fine exposed timbers, gallery rail overlooking the stairwell and very useful walk-in eaves storage cupboard.
Bedroom 1 17' x 13' (5.2m x 4m) including wardrobe. A good room at the upper end of the house with leaded light windows to the front and side, the latter with good views right up Lavenham High Street. Some exposed wall timbers and a range of built-in wardrobe cupboards with sliding doors right along one wall. Radiator.
Bedroom 3 13'3" x 9' (4m x 2.7m). With fine exposed ceiling timbers, leaded light windows to the front, radiator, wonderful broad oak/elm floorboards, built-in double wardrobe cupboard with sliding doors. Agents Note - This room is adjacent to the main bedroom on the upper part of the landing and could perhaps be converted to an en-suite bathroom or dressing room and a door could be added to close off these two rooms at the upper part of the landing.
Bedroom 2 15' x 8'6" (4.6m x 2.6m). Fine exposed wall and ceiling timbers, leaded light window to the front, splendid red brick chimney breast, radiator.
Heritage Bathroom 8'6" x 5'6" (2.6m x 1.7m). Fine exposed ceiling timbers, white real cast iron slipper bath with claw feet and additional mixer tap and shower attachment, low flush WC with wooden seat and handbasin with tiled splashback, radiator.
72' long x 45' wide (22m x 13.7m). A delightful garden, most beautifully landscaped. Behind the kitchen/dining room is a large flagstone terrace which opens onto a circular brick paved terrace and a third flagstone and brick paved terrace in front of the pavilion building. To the other side is a long pathway leading down from the covered passageway to the end, the remaining garden is laid out with beautifully stocked flower beds with a number of mature climbers, shrubs and small trees. Behind the house is a flagstone area. Both sides of the garden are fully walled with trellis work as well and fencing at the rear. Open aspect to the left hand side and the rear giving a "big sky" feel. In season, a wonderful garden
Hare Cottage garden was created in spring 2003 and is filled with rarities. There are thirteen different clematis, including two Tangutica Hellos. There are several different rare grasses and six varieties of ferns. There are a wonderful variety of specimen trees including a number of different Prunus. The three large flowerbeds are extensively stocked with many varieties of plants and shrubs. There are over a thousand bulbs planted, producing a riot of colour. There are a number of different varieties of rose.
THE PAVILION BUILDING
Designed and built by James Sandells, this is a splendid painted pavilion building installed by the present owner and sturdily constructed on a timber frame with painted weatherboarding under a pitched cedar shingle roof. It provides two charming studio rooms and a very useful garden room/workshop. With power, drainage and water all connected. It could perhaps be used for the occasional guest accommodation.
Office 1 14'6" x 8'6" (4.4m x 2.6m). With door replacement windows to front, vaulted ceiling with pine cladding, fully plastered and lime walls, natural pine floorboards, storage radiator and extensive book shelving all along one end.
Studio 2 10'6" x 8'3" (3.2m x 2.5m). With a delightful Georgian style arched window to the front looking straight up the path with a fine view at the back of the house and a further window and door to the side. Vaulted ceiling with pine cladding, fully plastered and lime walls, porcelain butler sink with matching porcelain drainer and shelving below, night storage heater, ceiling spotlights.
Garden Room/Workshop 8'6" x 6' (2.6m x 1.8m). With separate entrance door at the rear, vaulted ceiling and pine floorboards. Not yet lined out but could make a further room or be combined with either of the two rooms above. Power and light.
SERVICES We are advised that mains gas, water, electricity, drainage and telephone are connected, although we have not made enquiries to confirm. We are advised power, water and drainage are connected to the Pavilion building. Water softener. Please note we have not carried out a survey, nor tested the plumbing, heating, electrical or drainage systems. House purchasers are always advised to have a survey.
COUNCIL TAX Babergh District Council (Tel: ) advise Charge Band 'F', amount payable 2018/19 £2,411.76.
TENURE, SOFT FURNISHINGS AND FIXTURES Freehold. We have not inspected the title deeds. Carpets, curtains and other fixtures may be available, by negotiation. Full list provided with formal Contracts.
VIEWING Viewing by appointment please through the Vendor's agents as above.
Energy Performance Certificates (EPCs)
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