The Old Post Office Stores, Tannington Road, Bedfield

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Gladys Armstrong
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1 The Old Post Office Stores, Tannington Road, Bedfield

2 The Old Post Office Stores, having played a major part in the history of the village over many years and now, having been converted and adapted provides first class character living accommodation. The stylish interior includes three bedrooms two of which are en suite. 2 ground floor bedrooms First floor bedroom suite Two shower rooms & bathroom in all Social kitchen/living space Large main reception room Oak floors Location Bedfield lies conveniently between the historic towns of Eye and Framlingham in the heart of Suffolk. With Primary School, VIllage Pub and Parish Church, the village attracts a wide range of people forming an active community. With neighbouring Worlingworth the village also supports a well regarded Cricket Club. The surrounding countryside provides much attraction for the walker and dog owner and the quiet country lanes enable access to the main towns in the area as well as neighbouring village facilities. The village is almost equidistant to the lovely historic towns and villages of Framlingham, Debenham and Eye where a wide range of shops and facilities can be found catering for everyday needs along with first class schooling in both the Private and State sectors. Access to the surrounding area is easy with road links to the A12, A14 and A140 allowing commuting to the principal towns in the region and the coast. Description The Old Post Office Stores underwent extensive conversion and upgrading by the previous owners culminating in our sale in 2012 to the current family owners. This stylish character accommodation, within a converted barn type setting provides versatile and well planned accommodation with part weatherboarded, and part colourwashed exterior all set beneath a clay pantile roof. The spacious interior of surprising proportion and good layout includes a stylish main reception room, sizeable social kitchen dining/day room space along with two ground floor bedrooms, and en suite shower plus separate bathroom. Both ground and first floors feature semi vaulted ceilings and naturally well lit rooms with the first floor incorporating the master bedroom complete with en suite shower room and bank of built in wardrobe storage. Approached from a stylish central hallway with staircase, the first floor area and staircase create a superb master or guest bedroom suite complementing the excellent 'everyday' living space downstairs. An engineered oak floor has been laid throughout along with tiling and fitted bedroom carpets all blending well with the smart internal doors and the owners' decoration. Windows are, naturally, double glazed and an oil fired radiator heating system was installed throughout within the original conversion. Hallway Light and bright and laid with a tiled floor and two steps leading down to an inner hallway and stairwell. An understairs cupboard provides storage along with an airing cupboard found on the half landing. Smart oak finish veneered doors lead off, fitted with stylish chrome handles, a theme continued throughout the house. Double radiator. Kitchen/Family Room 6.12m x 5.94m (20'1 x 19'6) Light, spacious and airy set off by oak flooring and stylish cream fronted units set to one side. The units comprise base cupboards and drawer storage set beneath black work surfaces including a peninsular unit towards the main living space. A wide window opening allows good natural light to the sink area where a stainless steel single drainer sink unit with drainer bowl and mixer tap has plumbing for washing machine beneath along with Indesit dishwasher. Two built in ovens combine with a 4 ring hob and extractor hood above. A Warmflow oil fired boiler supplies domestic hot water and radiators. Television and telephone points and two double radiators. Lounge 6.12m x 4.04m (20'1 x 13'3) A stylish space, laid with oak flooring and featuring a tall, wide glazed opening with french windows leading out to the sunny southerly terrace along with a smart contemporary woodburning stove to one corner, set on a clear circular 'hearth'. Two double radiators, two television sockets. Bedroom 4.34m x 3.07m (14'3 x 10'1) Thoughtfully designed with bedside light switch, twin wardrobes and television socket. Single radiator. A door leads through to the... Harrison Edge Estate Agents, 5 Castle Street, Eye, Suffolk IP23 7AN T:

3 En Suite Shower Room Stylishly appointed with smart tiling and suite comprising pedestal wash basin, low level wc and shower enclosure with Bristan shower. Light/shaver unit. Mirror fronted cabinet. Chrome heated towel rail with Thermostatic Radiator Valve (TRV). Tiled floor. Bedroom 3.86m x 3.81m Min (12'8 x 12'6 Min) Featuring built in wardrobes to one wall, bedside light switch, television point and double radiator. Shelved recess. A velux window is electrically operated. Bathroom Of good size comprising pedestal wash basin, low level wc and panelled bath with shower attachment over and all fitted with chrome fittings. Extensive wall tiling, tiled floor and light/shaver unit. First Floor Landing With access to roof space and a door leading through to a most appealing Master or Guest suite. Bedroom 4.98m x 3.81m (16'4 x 12'6) Well lit from a window to the front along with two Heritage rooflights and similarly well appointed having bedside light switch, telephone point and television point. Double radiator and twin built in wardrobes along one wall. En Suite Shower Room Fitted with suite comprising tiled shower cubicle with Bristan shower, pedestal wash basin, low level wc and chrome heated towel rail (TRV). Ceramic tiled floor and splashbacks and wall mounted light/shaver unit. Outside The property is set well back from Tannington Road, a quiet country lane forming part of the rural network in the area and linking with neighbouring Worlingworth. A vehicular 'Pull In' leads off the road with a gated access opening to a further gravelled area for parking. The front has been arranged to provide an area of grass along with a pathway leading to front door and superb terrace complete with pergola within a low ornamental wall and currently fitted with sail sun screens (possibly available by separate negotiation). The terrace takes full advantage of the sunny southerly aspect and French Windows lead inside. A side pathway leads to the main entrance door and further garden area now principally occupied by a relatively new Cabin, purchased as 4.6m x 2.4m (External) and providing currently family games space. Beyond, a pair of lean-to open stores can accommodate a multitude of things and beyond that an area of smart green 'astroturf' and Dog Kennel. An oil storage tank supplies the boiler within the kitchen. There is no outside space to the rear or right hand side of the building. Services The vendor has confirmed that the property benefits from mains water, electricity and mains drainage. Wayleaves & Easements The property is sold subject to and with all the benefit of all wayleaves, covenants, easements and rights of way whether or not disclosed in these particulars. Important Notice These particulars do not form part of any offer or contract and should not be relied upon as statements or representations of fact. Harrison Edge has no authority to make or give in writing or verbally any representations or warranties in relation to the property. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. No assumptions should be made that the property has all the necessary planning, building regulation or other consents. Harrison Edge have not carried out a survey, nor tested the services, appliances or facilities. Purchasers must satisfy themselves by inspection or otherwise. In the interest of Health & Safety, please ensure that you take due care when inspecting any property. Postal Address The Old Post Office Stores, Tannington Road, Bedfield, Woodbridge, Suffolk. IP13 7JD Local Authority Mid Suffolk District Council, Council Offices, 131 High Street, Needham Market, Suffolk, IP6 8DL T: +44 (0) Council Tax The property has been placed in Tax Band D. Tenure & Possession The property is for sale freehold with vacant possession upon completion. Fixtures & Fittings All items normally designated as tenants fixtures & fittings are specifically excluded from the sale unless mentioned in these particulars. Viewing By prior telephone appointment with the vendors agent Harrison Edge T: +44 (0) Directions Bedfield lies within a lovely area of Suffolk countryside easily reached from Eye, Framlingham and with easy routes south to Ipswich for those commuting to work. Tannington Road is a turn off the 'through' village road running from Earl Soham to Worlingworth. Having turned, the property is immediately on the left.

Energy Performance Certificate Old Post Office Stores Tannington Road Bedfield WOODBRIDGE IP13 7JB Dwelling type: Detached house Date of assessment: 22 September 2011 Date of certificate: 30

metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO ² ) emissions.

5 Energy Performance Certificate Old Post Office Stores Tannington Road Bedfield WOODBRIDGE IP13 7JB Dwelling type: Detached house Date of assessment: 22 September 2011 Date of certificate: 30 September 2011 Reference number: Type of assessment: RdSAP, existing dwelling Total floor area: 119 m² This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO ² ) emissions. Energy Efficiency Rating Very energy efficient lower running costs Current Potential Environmental Impact (CO ² ) Rating Very environmentally friendly lower CO ² emissions Current Potential Not energy efficient higher running costs England & Wales EU Directive 2002/91/EC The energy efficiency rating is a measure of the overall efficiency of a home. The higher the rating, the more energy efficient the home is and the lower the fuel bills are likely to be. Not environmentally friendly higher CO ² emissions England & Wales EU Directive 2002/91/EC The environmental impact rating is a measure of a home's impact on the environment in terms of carbon dioxide (CO ) emissions. The higher the rating, the less impact it has on the environment. Estimated energy use, carbon dioxide (CO ² ) emissions and fuel costs of this home Current Potential Energy use 140 kwh/m² per year 134 kwh/m² per year Carbon dioxide emissions 4.1 tonnes per year 4.0 tonnes per year Lighting 101 per year 60 per year Heating 480 per year 489 per year Hot water 154 per year 154 per year The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and carbon emissions of one home with another. To enable this comparison the figures have been calculated using standardised running conditions (heating periods, room temperature, etc.) that are the same for all homes, consequently they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice. The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs associated with service, maintenance or safety inspections. Always check the certificate date because fuel prices can change over time and energy saving recommendations will evolve. Remember to look for the Energy Saving Trust Recommended logo when buying energy efficient products. It's a quick and easy way to identify the most energy efficient products on the market. This EPC and recommendations report may be given to the Energy Saving Trust to provide you with information on improving your dwelling s energy performance. property@harrisonedge.com

Important Notice These particulars do not form part of any offer or contract and should not be relied upon as

Harrison Edge has no authority to make or give in writing or verbally any representations or warranties in relation

factual. Any areas, measurements or distances are approximate.

No assumptions should be made that the property has all necessary planning, building regulation or other consents.

6 Important Notice These particulars do not form part of any offer or contract and should not be relied upon as statements or representations of fact. Harrison Edge has no authority to make or give in writing or verbally any representations or warranties in relation to the property although every effort has been taken to ensure that all statements within these particulars are factual. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. No assumptions should be made that the property has all necessary planning, building regulation or other consents. Applicants should contact the office of Harrison Edge to clarify any uncertainties. Harrison Edge have not carried out a survey, nor tested the services, appliances inspection or otherwise. In the interest of Heath & Safety, please ensure that you take due care when inspecting the property.

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