The Street, Occold, IP23 7PL

Ye Old Smithy (formerly known as West View) is a remarkable village property with a number of surprises. Now vacant and extensively refurbished following a period or rental, this is an End of Chain purchase. The original cottage sits to the front but beyond lies an extensive single storey section of accommodation including small garage. Windows are double glazed and a AIR SOURCE HEAT PUMP and PHOTOVOLTAIC PANELS serve to help make this period property as efficient and climate friendly as possible. It is worth noting the current vendors contract with Eon Next provides their PV investment with a return of 74.37p/kwh which these days is remarkably high. The accommodation is laid out to provide flexibility of use depending on requirements. The front section includes a welcoming entrance hall space along with kitchen, dining room (with inglenook) plus a third space suitable for a Study. Upstairs within this two storey section are two bedrooms, storage and bathroom. Beyond, within the single storey space is a lovely large and tall main reception room with good natural light plus a two part hall, Dressing Room or Bedroom option, Shower Room and at the rear, a large principal bedroom. The shape of the cottage creates a courtyard garden, well paved and walled with access to a front parking space plus door into and out of the attached garage space. The garage could possibly take a small car and certainly motor and push bikes.

Storm Porch 2.27m x 1.75m
Whilst there is an entrance door within the front elevation, the main entrance is via this characterful Storm Porch shielding a cottage style door with glazed pane. It opens to a welcoming Hall where stairs lead off to one side and doors lead through to the ground floor spaces. A handy recess could take a coat stand.

Lounge 6.12m x 3.56m
A room of surprising proportion and lovely roomy space with tall partly vaulted ceiling and excellent light from opposing large window openings plus french doors leading out to the Courtyard. Television and BT Master Socket points. Two double radiators each with thermostatic valves. Recessed ceiling spots.

Kitchen 4.3m x 2.34m
Fitted along the length of the long side with worktop and floor standing storage cupboards and drawers with a row of wall cupboards above. Newly installed electric single oven with four ring hob above plus concealed hood above. Ceramic sink unit with drainer bowl and mixer tap. Tiled splashbacks. Double radiator with thermostatic valve. PVCu double glazed window to the side, above the sink area. An opening connects with the cottage reception room to the front making an ideal...

Dining Room 3.28m x 3.07m
An almost square room with inglenook fireplace housig a woodburning stove set on a brick hearth and with a cupboard to one side. PVCu double glazed window to the front elevation along with a matching outer entrance door. Useful understairs cupboard ideal for such things as ironing boards, vacuums etc. A door leads to...

Study 2.08m x 1.85m
A useful additional room with PVCu double glazed window to the front elevation. Double radiator with thermostatic valve.

Inner Hall
Leading off the main reception room, this two part hall leads through to bedrooms, shower room along with a door out to the courtyard. A side window provides additional natural light. With the 'second' door, one could consider the end bedroom with shower room and outer courtyard door as a suite with independant access (using the garage as access). Cupboard housing Telford Tempest hot water cylinder served by the external Air Source Heat Pump supplying domestic hot water and radiators. Double radiator. Recessed spots.

Bedroom/Dressing Room 3.4m x 1.96m
An adaptable space depending on requirements. Double radiator with thermostatic valve. Recessed spots. Window to the side elevation.

Bedroom 1 5.84m x 3.23m
A large room with windows to two elevations. Double radiator with thermostatic valve.

Shower Room
Formerly a bathroom but recently refitted and overhauled to include a new suite comprising pedestal wash basin, low level wc and quadrant shower enclosure. Stainless finish vertical heated towel rail. Window to the side elevation.

First Floor Landing
Stairs, having risen from the ground floor entrance hall lead up to a cottage landing with doors leading off to each of the two first floor bedrooms and bathroom. Expsoed oak timbers.

Bedroom 3.1m x 2.9m
With PVCu double glazed window to the front elevation. Double radiator with thermostatic valve. Timbers.

Bedroom 2.44m x 2.36m
With box window to the side elevation affording a window seat opportunity. Double radiator with thermostatic valve. Deep eaves storage cupboard.

Bathroom
With PVCu double glazed window to the front elevation and suite comprising pedestal wash basin, low level wc and panelled bath complete with MX Inspiration LXi shower above, all within an L'shape space along with cupboard housing a Pullin Evolution SS Unvented hot water cylinder with immersion heater. Extractor fan. Stainless vertical railed radiator.

Outside
Access from the road is via the gravel drift running between properties which serves three properties behind plus provides access to the GARAGE of Ye Olde Smithy. An additional OFF ROAD PARKING SPACE can be found to the right hand side of the cottage, at the front. The footprint of the buildings create a sheltered yet sunny paved courtyard newly landscaped and presented within a walled boundary. At it's widest/deepest points the courtyard is approximatly 6m x 9m. The GARAGE building measures internally approximately 3.27m deep and 3.13m wide with a single wide swinging door. An internal door leads to the courtyard. The roof is adorned with PHOTOVOLTAIC panels currently contracted to Eon Next with a contract of 74.37p/Kwh which is a significant rate. A Samsung Air Source Heat Pump serves domestic hot water and radiators throughout. Outside lights.

Services
The vendor has confirmed that the property benefits from mains water, electricity and drainage along with Photovoltaic panels and a Samsung Air Source Heat Pump.

Mobile & Broadband
OfCom Mobile & Broadband Checker - paste the following link into your browser:
Mobile:
https://www.ofcom.org.uk/mobile-coverage-checker
Broadband:
https://checker.ofcom.org.uk/en-gb/broadband-coverage#pc=IP237PL&uprn=100091378638

Flood Risk
https://check-long-term-flood-risk.service.gov.uk/risk#

Wayleaves & Easement
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
Ye Olde Smithy, The Street, Occold, Eye, IP23 7PL

Local Authority
Mid Suffolk District Council, Endeavour House, 8 Russell Road, Ipswich IP1 2BX. Telephone: 0300 123 4000

Council Tax
The property has been placed in Tax Band B.

Tenure & Possession
The property is for sale freehold with vacant possession upon completion. The freehold property is registered under SK288879.

Fitures & Fittings
All items normally designated as 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)1379 871 563

Identity Verification
The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity. A fee of £30 inclusive of VAT applies to each Vendor/Purchaser via our preferred ID Verification partner, Verify365.