TALL TREES

STOTFOLD FARM, SEATON, SEAHAM, SR7 0NE

A beautiful 4/5 bedroomed family home situated approximately 10 miles to the east of Durham, in a quiet setting. Tall Trees is a desirable family home with private gardens with a detached office and garage.

The ring fenced property also benefits from four stables and approximately 6.2 acres of permanent pasture.

Guide Price £575,000

Tall Trees Situated just outside the village of Seaton to the east of the A19, Tall Trees is set in a distinct rural location which still benefits from all necessary local amenities. The surrounding centres of Sunderland, Durham, Newcastle and Teesside provide an extensive range of shopping, educational and recreational facilities. Tall Trees is approximately 11 Miles from Durham, approximately 15 miles from Newcastle upon Tyne and approximately 7 miles from Sunderland. The property has access to the A19 within 1 mile and 10 miles to the A1(M), providing good local infrastructure. Private schools within the area include Durham School, Royal Grammar School in Newcastle and Argyle House in Sunderland. Nearby amenities include Wearside and Sharpley Golf Courses, Sedgefield Racecourse and a range of supermarkets and shopping centres. Directions Travelling along the B1404, Houghton-le-Spring to Seaham road, turn into Hill Rise Crescent in the village of Seaton. Continue along for 0.75 miles before turning left signposted Stotfold Farm. Travel along this road for approximately 500m and the property is located on the right hand side. Description [All measurements are approximate] Ground Floor Accommodation Lobby A useful welcoming space ideal for use as a boot room, benefiting from UPVC double glazed windows. Entrance Hall Carpeted with stairs leading to the first floor, the Entrance Hall also leads to the Kitchen, Lounge, Dining Room and an under stairs storage area. Lounge - 12' 0'' x 21' 0'' (3.65m x 6.40m) This large family room has a classic country feel with a Log Burner, carpeted floors and UPVC double doors leading to the Conservatory.

Conservatory - 20' 0'' x 9' 0'' (6.09m x 2.74m) Accessed from the Lounge, the open Conservatory is well lit and offers wide angled views onto the garden. From the Conservatory, the garden can be accessed via UPVC double glazed French doors. Dining Room/Fifth Bedroom - 13' 0'' x 11' 0'' (3.96m x 3.35m) Accessed from the Entrance Hall, the Dining Room or Fifth Bedroom offers an ideal entertaining space or extra accommodation. The room is carpeted along with UPVC double glazed windows and is heated by radiators. Kitchen - 24' 3'' x 9' 7'' (7.39m x 2.92m) A beautiful open plan farmhouse style Kitchen with Karndean flooring. The main attraction is the Range oven accompanied by a wooden work top, a great addition to any family home. The kitchen benefits from a range of fitted wooden units with a Belfast style sink, black and white tiled splash backs and a large UPVC double glazed window overlooking the rear paved patio area. The Kitchen area has a tiled marble effect floor with a downstairs W/C. From the Kitchen, the rear yard area can be accessed via UPVC double doors whilst the front driveway can be accessed via the Utility Room. Porch Used as a secondary entrance to the property, the Porch is an ideal space for a cloak room which leads directly into the spacious Kitchen. First Floor Accommodation Landing Area A large first floor central Landing Area provides access to all upstairs Bedrooms and the Family Bathroom. The loft can also be accessed via the ceiling loft hatch. Master Bedroom - 11' 4'' x 11' 8'' (3.45m x 3.55m) This large, south facing well lit room is decorated in a modern style along with large fitted wardrobes with mirrored doors. There are also over bed storage units, a built in dressing table and various bedside cabinets. Master En-Suite Bathroom The En-Suite benefits from a corner shower cubicle and a corner WC, sink with chrome taps, chrome heated towel rail, Karndean floor, a bidet and a UPVC double glazed window.

Externally Externally the property benefits from a large block paved driveway with parking spaces for up to 4 cars. Immediately off the paved driveway there is a large Office/Garage currently used as a Showroom. To the rear of the Showroom is another spacious Garage. The property also features a large, enclosed garden which is hidden from view by tall trees benefiting from a large decked patio area which extends to the rear of the property. Tall Trees also features 6.2 acres of pasture land in a ring fence accessed directly from the house and garden. The property is currently used for equestrian purposes and has 4 stables with room for more. PV Solar Panels Tall Trees currently benefits from 20 PV solar panels with a maximum output of 4500kWh pa. The panels have been commissioned and receive ROOFIT payments for the energy produced. More information on these can be provided upon application.

Health and Safety Prospective Purchasers are reminded that the property is near to a working farm and livery and that they should be aware of moving machinery. The Vendors and Selling Agents accept no responsibility for any loss as a result of an accident whilst on the property. Money Laundering Regulations Prospective Purchasers should be aware that in the event that they are successful, they will be required to provide us with documents in relation to Money Laundering Regulations. The extent of the required documentation will be confirmed to the successful Purchasers after acceptance of an offer. Sporting and Mineral Rights The sporting and mineral rights are included in the sale in so far as they are owned. Viewing Viewing of the house and buildings is strictly by arrangement with the sole Selling Agents H&H Land and Property.

Burdens The property is sold subject to all rights including rights of way, whether public or private, rights of light, support, drainage, water and electricity supplies and other rights, obligations and easements, quasi easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether or not constituted in the title deeds or referred to in these particulars. The Purchasers will be held to have satisfied themselves as to the nature of such burdens. There is a designated public footpath as indicated by the purple dotted line on the sale plan. Overage Covenant The property is subject to an overage covenant expiring 25 years from 11th April 2003 for 50% of the uplift in value as a result of further planning consents, payable upon implementing any planning permission or disposing of land with planning permission. Selling Agent For further details or a confidential discussion please contact the selling agent: Will Parker MRICS H&H Land and Property, Aykley Heads Business Centre, Durham, DH1 5TS T: 0191 370 8530 M: 07736 265807 E: will.parker@hhland.co.uk

IMPORTANT NOTICE H&H LAND AND PROPERTY Ltd for themselves and for the Vendor or Lessors of this property, whose Agents they are, give notice that: (i) The particulars are set out as a general outline only for

the guidance of intending Purchasers or Lessees and do not constitute, nor constitute part of, an offer or contract;

(ii) All descriptions, dimensions, areas references to condition and necessary permissions for use and occupation and other detail are given as a guide only and without responsibility and any intending Purchasers or Tenants should not rely on them as statements or representations of fact but must satisfy themselves, by inspection or otherwise, as to the correctness of each of them; No employee of H&H LAND AND PROPERTY Ltd has the authority to make or give any representation or warranty whatever in relation to this property nor is any such representation or warranty given whether by H&H LAND AND PROPERTY Ltd. or the Vendors or the Lessors of this property.

(iii) The making of any offer (bid) for this property will be taken as an admission by the intending Purchaser that s/he has relied solely upon his own personally verified information, inspection and enquiries.

(iv) The photographs depict only certain parts of the property. It should not be assumed that the property remains as displayed in the photographs.

(v) Where any reference is made to planning permissions or potential uses, such information is given by H&H LAND AND PROPERTY Ltd in good faith. Prospective Purchasers should make their own enquiries with the Local Planning Authority into such matters.

(vi) The Vendors reserve the right to amalgamate, withdraw or exclude either of the Lots shown at any time and to generally amend the particulars or method of sale.

(vii) The property is sold subject to reserve(s). (viii) H&H LAND AND PROPERTY Ltd reserve the right to

sell privately without imposing a closing date and do not bind themselves to accept the highest or any offer.

These particulars have been prepared in accordance with The Business Protection from Misleading Marketing Regulations to give a fair overall view of the property. Particulars prepared: December 2016

Photographs Taken: December 2016

Bedroom Two - 10' 0'' x 9' 10'' (3.05m x 2.99m) max depth Located to the rear of the property, this north facing bedroom is decorated in a modern fashion with fitted wardrobes and a matching bedside cabinet. The room is carpeted and has a UPVC double glazed window. The bedroom is heated through a central heating radiator. Bedroom Three - 11' 4'' x 12' 8'' (3.45m x 3.86m) max depth Bedroom Three is located to the front of the property facing south. This room is well lit via a large UPVC double glazed window. The room has fitted carpets, built in wardrobes with matching drawers and a door leading to the En-Suite. En-Suite Bathroom This high spec En-Suite benefits from fitted units, comprising of wash hand basin, WC, Karndean floor and a bidet. The En-Suite also benefits from fitted wall units with a heated chrome towel rail. Bedroom Four - 8' 8'' x 13' 10'' (2.64m x 4.21m) max depth Bedroom Four is also well lit from a large UPVC double glazed window. The room is heated by central heating radiators and benefits from a range of fitted wardrobes.

Family Bathroom This large, high quality family bathroom features a white suite comprising of whirlpool spa bath with chrome furniture, wash hand basin with chrome taps, WC, heated chrome towel rail, Karndean floor and a glass fronted corner power shower. The walls are fully tiled and the room also features two UPVC double glazed windows. Tenure The interest being sold is freehold with vacant possession. The field is currently let subject to a short term Horse Grazing Tenancy which can be terminated within 1 week of a written notice being served by the landlord, and so will be sold with vacant possession upon completion. Services Mains electricity and water are connected. Drainage from the property is to a shared septic tank. All are connected but have not been tested. The Range cooker is fuelled by LPG. Council Tax & EPC Tall Trees is in Council Tax band C and has a current EPC rating of D (52) with a potential rating of D (56).

The Agents have not tested any apparatus, equipment, fixtures and fittings, or services, so cannot verify that they are in working order or fit for the purpose. The buyer is advised to obtain verification from his or her Professional Adviser. References to the Tenure of the property are based on information supplied by the Vendor. The agents have not had sight of the title documents. The buyer is advised to obtain verification from their Solicitor. Prospective purchasers are advised to check the availability of any property before travelling any distance to view.