FULL DESCRIPTION
Grade II Listed detached period cottage with good sized gardens in sought after village only 3 miles from the coast at Wells-next-the-Sea.

Vixen's Retreat is a Grade II Listed detached period cottage dating back to the 17th century. Originally part of the Holkham Estate, it is thought that a section of the cottage may once have been a Victorian penny slate school. With 2 double bedrooms and a smaller attached third one/dressing room, the property still retains many attractive original features including ceiling beams, mullioned windows and an open fireplace. The cottage is in excellent decorative order with heritage colours used throughout with a garden of a good size for a central village location and further benefits from a brick and flint outbuilding with pantiled roof.
Properties very rarely become available in this idyllic Conservation Area, particularly of this calibre. The size and location make it suitable for a variety of different prospective purchasers including retirees, families, second home or holiday lettings business.
Vixen's Retreat is being offered for sale with no onward chain and all furniture, fixtures and fittings are available by separate negotiation.


SITTING ROOM
3.62m x 5.91m (11' 11" x 19' 5")
A solid wood entrance door with glazed panels leads into the sitting room with mullioned window with secondary glazing overlooking the garden. Exposed beams and panelling to one wall. Large original red brick fireplace with bressumer beam over and tiled hearth housing a wood burning stove. Wall lights, television and telephone points. Recess to side of fireplace.

KITCHEN/BREAKFAST ROOM
3.16m x 3.68m (10' 4" x 12' 1")
Mullioned window with secondary glazing overlooking the garden. Exposed ceiling beam and a range of base and wall units with laminate worktops incorporating a sink with swan neck mixer tap, tiled splashbacks. Former fireplace recess with space for a freestanding cooker, space and plumbing for a washing machine and fridge freezer space. Vinyl flooring, tongue and groove panelling to dado level and solid wood entrance door with glazed panels and lintel over leading out into garden.

DINING ROOM
3.16m x 4.99m (10' 4" x 16' 4")
Mullioned window with secondary glazing overlooking the garden and further small window to the rear. Small fireplace with bressumer beam (not in use) with recess to one side, exposed ceiling beams, wall lights and radiator. Bespoke oak staircase leading to the first floor.

INNER LOBBY
Accessed off the kitchen with a small window overlooking the garden, vinyl flooring. Doors to pantry and ground floor bathroom.

PANTRY
Small window, vinyl flooring and space for a fridge freezer.

GROUND FLOOR BATHROOM
Obscured multi glazed window with extractor fan fitted. White suite comprising a bath with shower mixer tap and shower curtain, pedestal wash hand basin and WC. Radiator, vinyl flooring and fully tiled walls.

FIRST FLOOR LANDING
Exposed beams and sliding door into:

CLOAKROOM
WC, extractor fan and vinyl flooring.

BEDROOM 1
4.00m x 3.69m (13' 1" x 12' 1")
Multi paned window with secondary glazing overlooking the garden, pine latch door and 2 original walk-in cupboards with hanging space and fitted shelves, radiator.

BEDROOM 2
4.19m x 3.58m (13' 9" x 11' 9")
Multi paned window with secondary glazing overlooking the garden, pine latch door, exposed beams, shelved cupboard and radiator. Door leading into:

BEDROOM 3/DRESSING ROOM
4.01m x 2.22m (13' 2" x 7' 3")
Multi paned window with secondary glazing overlooking the garden, exposed beams and ceiling rafters. Telephone point, corner wall mounted small wash hand basin and radiator.

OUTSIDE
The property is approached off the High Street via a 5 bar wooden gate onto a gravel drive with parking for 2/3 cars. A second small pedestrian gate leads onto the High Street with a brick and flint wall boundary to the road. A stepping stone path leads up to the entrance door and patio area with a brick and flint outbuilding.
The garden is a particular feature of the property and measures approximately 0.16 acre (subject to survey) with extensive lawn, shaped flowerbeds and conifer hedging, pergola with climbing roses and many other mature trees and shrubs including a particularly attractive weeping ash. Oil storage tank (installed in 2015).

OUTBUILDING
2.73m x 3.06m (9' x 10')
Brick and flint construction with a pitched pantiled roof. Timber entrance door and window.

BOILER ROOM
Accessed via the patio with a timber door and housing the oil-fired boiler.

Viewing
Please contact us on 01328 710666 if you wish to arrange a viewing appointment for this property, or require further information.

Disclaimer
Whilst these particulars have been prepared in good faith to give a fair description of the property, these do not form any part of any offer or contract nor may they be regarded as statements of representation of fact. 2. Belton Duffey have not carried out a detailed survey, nor tested the services, appliances and specific fittings. All measurements or distances given are approximate only. 3. No person in the employment of Belton Duffey has the authority to make or give representation or warranty in respect of this property. Any interested parties must satisfy themselves by inspection or otherwise as to the correctness of any information given.
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