Entrance hall, sitting room, dining room and kitchen.  Two double bedrooms and bathroom. Driveway and garage. Enclosed rear garden.
NO FORWARD CHAIN.

Location
Howard Close is a popular residential area that is well placed to benefit from all the amenities the town of Framlingham has to offer.  Framlingham offers is a good selection of independent shops and businesses including cafés, restaurants, hairdressers, antique shops, a travel agency, nursery, vets and delicatessen.  Framlingham is also home to the Crown Hotel, Barclays Bank and a Co-operative supermarket.  Nearby are the doctors surgery, Sir Robert Hitcham’s CEVA Primary School & Nursery, Thomas Mills High School and Framlingham College.  In recent years Framlingham has often featured as the number one place to live in the country and is perhaps best known for its magnificent castle.

Framlingham is surrounded by delightful villages, many of which have popular public houses.  There are lovely walks from the town into the surrounding countryside, and amenities such as golf in nearby locations such as Cretingham (6 miles), Woodbridge (12 miles) and Aldeburgh (13 miles).  The world famous Snape Maltings Concert Hall is nearby (10½ miles), and there is also bird watching at the RSPB centre at Minsmere (15 miles).  Framlingham is only 12 miles from the coast as the crow flies with easy access to the popular destinations of Southwold, Dunwich, Thorpeness and Orford.  The county town of Ipswich lies approximately 18 miles to the south-west and from here there are regular services to London’s Liverpool Street, scheduled to take just over an hour.

Directions
From the agent’s office in Well Close Square, proceed up Station Road and take the first right onto Brook Lane.  Take the first turning on the left onto Castle Brooks, and Howard Close can be found on the left hand side.  Upon turning into Howard Close, the property will be located on the right hand side.  

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Description
The property is a well presented, detached, two double bedroom house on the popular and established Castle Brooks development.  The accommodation comprises an entrance hall, and sitting room with opening through to the dining room, which, in turn, links with the well-fitted kitchen.  On the first floor are two double bedrooms and a bathroom.    

Originally, the property comprised three bedrooms, with the rear double bedroom forming two separate rooms.  A partition wall could be reinstated if a purchaser so wished.  We also understand that the understairs cupboard was originally used as a downstairs cloakroom and that this could also be reintroduced if required.  

Outside, the property is set slightly back from the road, with a generous tarmac driveway beside the house leading to a single garage.  To the rear is an enclosed garden with large patio area immediately adjoining the rear of the property.  

The Accommodation
The House

Ground Floor
A part-glazed UPVC front door, set beneath a covered porch, opens into the 

Entrance Hall
With staircase rising to the first floor, radiator, telephone point and door to 

Sitting Room 15’0 x 10’1 (4.57m x 3.07m)
A light reception room with large window on the front elevation overlooking Howard Close and the surrounding roofscape.  The focal point of the room is the fireplace, containing the electric stove (not tested).  Radiator. Telephone point.  Wide opening through to the 

Dining Room 10’7 x 8’0 (3.23m x 2.44m)
With part-glazed door providing access to the rear garden.  Additional windows providing a good amount of light.  Door to useful understairs storage cupboard (previously fitted with a WC).  Radiator.  Wide opening through to the 

Kitchen 10’5 x 6’0 (3.17m x 1.83m)
Well fitted and comprising a good range of cupboard and drawer units with wood-effect work surface over incorporating a stainless steel sink with mixer tap and drainer.  Recess for freestanding electric cooker, with light and extractor hood over.  Integral Bosch dishwasher.  Recess and plumbing for a washing machine and recess for upright fridge/freezer.  Spotlighting and wood-effect flooring.  

Returning to the entrance hall, stairs rise to the 

First Floor 

Landing 
With window on the gable elevation, access to roof space, door to airing cupboard, and doors off to 

Bedroom One 14’4 x 8’5 (4.37m x 2.57m)   
A good-sized double bedroom with windows on the front elevation overlooking the roofscape of Framlingham.  Radiator and telephone point.  Door to built-in wardrobe cupboard.  

Bedroom Two 14’2 x 10’3 (4.32m x 3.12m) 
Another good-sized double bedroom with windows on the rear elevation overlooking the garden.  Radiators and TV point.  This was originally two rooms and could be partitioned again to create a third bedroom, if required.

Bathroom 
Well fitted with suite comprising panelled bath in tiled surround with mixer tap and shower attachment, WC and pedestal wash basin.  Heated towel rail and wood-effect flooring.  

Outside
The property will be found within Howard Close, set slightly back from the road, with steps leading up to the covered porch and front door.  The front garden has been laid to shingle for ease of maintenance, and there is a pedestrian pathway to the side providing access to the rear.  

To the right of the property is a tarmac driveway that is sufficiently large enough for two vehicles.  This leads to the single garage (approximately 17’9 x 8’2), which has an up-and-over door to the front, personnel door to the rear, and power and light connected.  

The south-east facing rear garden is of a good size and enjoys the sun during the early part of the day.  Immediately adjoining the rear of the property is a good-sized patio area that is partly set within a low-level retaining walk.  Beyond this is an area of garden that is enclosed within fence panels, together with a pathway returning to the gate and providing access to the front.  

Viewing  

Strictly by appointment with the agent.  

Services  

Mains water, drainage, gas and electricity.  Gas-fired boiler serving the central heating and hot water system.

EPC

Rating  C (full report available from the agent).

Council Tax  

Band C; £1,822.46 payable per annum 2023/2024.

Local Authority  

East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 0333 016 2000.

NOTES
1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan. 

2. 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.
 
December 2023