Yoxford, Suffolk, IP17 3HE

Often referred to as "The Garden of Suffolk" the pretty village of Yoxford lies just off the A12 Great Yarmouth to London Road and was in the 19th Century a coaching post on the London turnpike.

Today Yoxford is a much sought after and well served typically Suffolk village centring around its fine parish church of St Peters with its grand tower and spire.

The village has the old established Horner's grocer, public houses, restaurants, antique shops, doctors surgery and school and is well served by public transport.

The nearby railway halt at Darsham lying on the East Suffolk line gives regular services to Ipswich and London Liverpool Street.

Description - A former mill dating from the late 19th Century having been extended and converted to create a unique family home set in ¾ acre of private gardens (subject to measured survey).

A beautiful setting adjoining open countryside with gently sloping lawns and mature trees.

The versatile accommodation of great character featuring curved walls and large windows overlooking the garden and countryside.

On entering the property a lobby leads to the triple aspect sitting room and entrance hall, second reception/dining room. Kitchen breakfast room with Aga and spacious utility room.

To the rear is a ground floor bedroom and bathroom. On the first floor there are two bedrooms with fine views and a bathroom.

The property is approached via a right of way past Old Mill House leading to a shingle driveway and parking area, store and brick, pantile potting shed.

The gardens lie principally to the South with wide lawn, mature trees and stepped sleeper edge borders. Accommodation - Entrance Lobby - Sitting Room - A triple aspect room overlooking the garden.

Fitted corner cabinet. Hallway - Staircase rising to first floor. Dining Room - Fitted bookshelves and window to front elevation. Kitchen/Breakfast Room - Fitted range of base and wall cupboards.

Polished stone work surfaces and tiled surrounds. Gas fire Aga. Siemens three ring gas hob with cooker hood over, fan oven and microwave. Window to rear elevation. Tiled floor.

Utility Room - Range of fitted base and wall cupboards, polished stone work surfaces and tile surrounds, integrated sink unit with mixer tap and filter tap.

Plumbing for washing machine and dishwasher, window to rear elevation, entrance door to driveway. Tiled floor. Bedroom - Window overlooking the garden.

Bathroom - Suite comprising tongue and groove bath, mixer tap and shower, hand basin and W.C, tiled surrounds. Window to east elevation. First Floor Landing - Window to south elevation.

Store cupboard with window to south elevation. Bedroom - Window with tree top view to the west. Bedroom - Window with countryside views. Lobby - Built in wardrobe, store cupboard and airing cupboard.

Bathroom - Suite comprising tongue and groove bath, mixer tap and shower, hand basin and WC, tiled surrounds. Window to north elevation. Tenure - Freehold. Outgoings - Council Tax Band currently E.

Further details can be obtained via East Suffolk Council. Viewing - Please contact Flick & Son, Ashford House, High Street, Saxmundham, IP17 1AB for an appointment to view. Email: Tel: Ref: 20331/RDB.

Fixtures & Fittings - No fixtures, fittings, furnishings or effects save those that are specifically mentioned in these particulars are included in the sale and any item not so noted is expressly excluded.

It should not be assumed that any contents, furnishings or furniture shown in the photographs (if any) are included in the sale. These particulars do not constitute any part of any offer or contract.

They are issued in good faith but do not constitute representations of fact and should be independently checked by or on behalf of prospective purchasers or tenants and are furnished on the express understanding that neither the agents nor the vendor are or will become liable in respect of their contents.

The vendor does not hereby make or give nor do Messrs Flick & Son nor does any Director or employee of Messrs Flick & Son have any authority to make or give any representation or warranty whatsoever, as regards the property or otherwise.

Agents Note - The seller has advised that the thatch roof and main flat roof have been renewed together with a replacement gas boiler in the last 2 years.