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The Old Rectory Ashwicken
Price Guide £990,000 | 8 bedrooms

Property features

• A very rare opportunity to acquire a former Rectory situated within a rural location,
• Georgian style Rectory,
• Adjoining cottage
• Traditional outbuildings
• Gardens including walled garden, woodland, paddocks and amenity grounds extending in all to about 3.98 hectares (9.45 acres) or thereabouts.



  A very rare opportunity to acquire a former Rectory situated within a rural location, comprising: Georgian style Rectory, adjoining cottage, traditional outbuildings, gardens  including walled garden, woodland,  paddocks and amenity grounds extending in all to about 3.98 hectares (9.45 acres) or thereabouts.  

  This property is habitable, but may benefit from further modernisation, decoration and improvement.

  Method of  Sale

  The property is initially offered for sale by private treaty as a whole.

  The Vendors and their Agents reserve the right to invite best and final offers 

  within a predetermined timescale if there is a substantial level of interest.


  The property is situated to the south of the village of Ashwicken, off Church Lane, as identified on the attached location plan.


  Viewing is strictly by prior appointment only with the Vendors’ Sole agents,                                CRUSO & WILKIN  Tel: 01553 691691

  Tenure and Possession

  The Old Rectory is offered freehold and vacant possession will be given upon

  completion, subject to any rights of holdover referred to herein.

  Council Tax

  Council Tax is payable to The Borough Council of Kings Lynn and West Norfolk

  the current banding is:-   The Old Rectory     Band G

     Rectory Cottage     Band A

Property History -The Old Rectory has only been lived in by three families since it 

 was built by Rev. John Freeman in 1842: the rector himself (1841-1877), the Rev.

 A.J. Groom and family (1877-1939)  and the Leake family (1939-2020). 

 The Rev. Freeman was a wealthy bachelor who had built "a neat Rectory" in 10 

 acres of land when he became the incumbent of All Saints' Church, Ashwicken.   He

 arranged for the estate to be self-sufficient with a large house for himself with live-in 

 servants' quarters incorporating a deep well (the hand pump for this well is still in the

 scullery) and an attached heated conservatory/greenhouse, a cottage for his groom,

 stables for at least two horses (when I first knew this building there were two loose-

 boxes and two stalls) with a hay-loft over and a coach house (now the garage)

 round a cobbled yard a with water pump.  There were various other outbuildings

 including a wash-house up the garden (now fallen into disrepair but I remember it

 with two enormous copper wash bowls, one over a fire, and a mangle still there),

 outside lavatories and a brewhouse under a mound of earth on which he planted a

 Corsican Pine tree (a large part of which has recently died).  The door of the 

 brewhouse was bricked up when I first knew it but when my father knocked a hole in

 it and we scrambled in, we found remains of old hooped cider barrels in the alcoves

 inside.  The grounds comprised a half-walled garden for vegetables, two orchards, a

 5-6 acre field with a cow byre and a small wood. When I was young I remember that

 there were hops and very old trees of cider apples as well as several varieties of

 eating and cooking apples, pears and 7 varieties of plums/greengages/damsons/

 bullaces growing in the gardens and orchards .

 The Rev. A.J. Groom, whose parents lived in the nearby Ashwicken Hall, was 

 appointed rector as a young man in 1877 and lived there with his family until shortly 

 before the Second World War and apparently made few changes.  The diocese then 

 decided the large rectory was too expensive to maintain and built a "modern" rectory

 on the main road and sold off the old rectory to Philip and Anne Leake in the autumn 

 of 1939.  They brought up their family there  succeeded by their son Nicholas, a who

 tragically died in 2019.   Many of the features of the house remain unchanged

 from when it was built, including a set of bells in the kitchen issuing from the front of 

 the house and a bread oven and hand pump for the well in the scullery which also

 has a bell-pull for a bell atop the house which summoned people in to meals.

 Supplied by Mrs L Carter (née Leake).


Local Amenities and Recreation

  The village of Gayton is 3 miles east of the property, supporting local butchers, post office, fuel filling station with convenience store, pub and other local business; Ashwicken and Gayton having Primary Schools.

Ashwicken is within close proximity of King’s Lynn, and Swaffham, supporting a range of local and national stores together with further Schooling, Sporting facilities, Amenity, Recreation and Leisure facilities, etc.

The North Norfolk Coast is approximately 20 miles north of the property offering additional Sporting, Leisure and Recreational activities.

King’s Lynn benefits from a railway station with a direct rail link to London (Kings Cross).


  Sporting Rights

  The sporting rights in so far as they exist are included in the sale of the freehold.

  Timber and Mineral Rights

  These, in so far as they are relevant and owned, are to be included with the




  Independent mains water, mains electricity, domestic drainage to private

  Systems within the curtilage of the property.  

  Independent oil fired boilers servicing hot water and domestic heating. Solar

  panels to obscured roof pitch.



  All existing outgoings, drainage rates, wayleaves, easements (where applicable)  

  will be apportioned up to completion.



  The Vendors reserve the right of holdover to remove personal effects and

  chattels from the Rectory and buildings, not to exceed one month from


  Ingoing Valuation

There will be no ingoing valuation. All matters of tenant right are included within this sale. There will be no consideration or allowance whatsoever for dilapidations


Wayleaves, Easements and Rights of Way

The sale is subject to all rights of support, public and private rights of way, water, light, drainage, and other easements, quasi easements and wayleaves, all or any other like rights whether mentioned in these particulars or not.


  Development /Overage

  The Vendor retains 50% of any increase in value above the existing value on 

  the total property for any non agricultural development/use carried out on the

  property for a period of 25 years with the exception of equestrian use,

  accommodation or business use, annexed  to The Old Rectory.

  The Purchaser(s) to bind their successors in title. The trigger to be commencement

  of development or sale of the property, with the benefit of such consent at market





  3.82 hectares (9.45 acres) or thereabouts edged RED on the attached site plan.


  Traditionally built circa 1842 as the  Rectory to All Saints Church, situated to the

  north of the property; a detached residence with annexed cottage and traditional

  outbuildings including coach house, stables and subterranean “Brew House”.

  The Rectory is predominately built of brick construction under a  double pitched

  slate roof sliding sash windows to all aspects with full length sash windows to the

  ground floor principle rooms. Moulded cornices to the ceilings in the principle 



  Rectory Cottage is again principally of brick construction under pitched slate and

  pantiled roofs, the windows within this cottage have been replaced with UPVC

  double glazed units.


  The other outbuildings are predominantly of brick construction with other building  

  materials including Carstone, under a range of different roof coverings including 

  Slate, clay pantile, and  modern concrete tiles.


  The Old Rectory benefits from the following spacious accommodation:-


  Front Entrance:  Hardwood door, part glazed to:-


  Entrance Hall with wide Stairs to First Floor: 4.71m x 3.05m  Cloak hanging

  area below stairs, passage to study. Split level stairs to First Floor with

  mahogany hand rail and painted baluster rails. Radiators to Hall and on split



  Study: 4.48m x 3.65m (max into recess)  Dual aspect to north and east. Tiled

  fireplace with wooden surround. Radiator. Wall shelving and bookcases. Door

  to shelved cupboard.

  Dining Room: 5.48m x 4.48m  Dual aspect to south and east with full length

  sash windows. Marble feature fireplace with cast iron insert. Radiator. Door

  to Entrance Hall.


  Drawing Room: 5.63m x 4.46m  Double full length sash windows looking

  south to the gardens. Marble surround fire surround with tiled hearth and back.



  Kitchen/ Breakfast Room:  5.93m x 4.33m (max into recess)  Yellow brick

  floor. Oil fired Rayburn. Two built in (one walk in) shelved storage cupboards,

  Either side of central unit with cupboards and drawers. Radiator.

  Door to Cellar.


  Cellar:  Not accessed or measured as lighting not available and suitability of

  stairs unknown.


  Scullery: 6.29m x 3.0m (max)  Rear access door to covered porch area

  (1.51m x 0.94m). Features a built in Bread Oven (Cooper of Lynn), open

  Fireplace, Old water hand pump, stone butlers sink with tiled splashback.

  Pamment floor. Electric cooker point. Built in shelved cupboard.

  Folding preparation wall table.


  Rear corridor to:-


  Larder Store: 4.99m x 3.42m max  Stepped room part brick and part pamment

  Floor. Zinc meshed window to north. Part shelved. Thermecon oil fired boiler.


  Storage Room 2: 3.25m x 2.79m  Pamment floor, part shelved, grilled window

  to north.


  China storeroom:  2.23m x 1.44m  Shelved interior with additional storage

  area under stairs.


  Cloakroom / W.C.:  1.6m x 1.37m + 1.53m x 1.56m  Stepped room, full length

  window. Shelved side with drawers below. Seep up to W.C. and hand wash

  basin. Plumbing for Washing Machine.


  First Floor


  Main stairs to split level and top Landing area with radiator. Doors off to:


  Bedroom 1:  4.61m x 3.78m max  Feature Fireplace with cast iron insert

  radiator. Window to East.


  Bedroom 2:  5.50m x 4.61m  Feature Fireplace with cast iron insert and grate

  radiator. Dual aspect with windows to East and South. Link access door to:


  Bedroom 3:  4.75m x 4.47m  Fireplace with cast iron insert. Radiator. Window    to South. Built in cupboard.

Landing Storage Cupboard: 1.72m x 1.04m  Shelved interior.


  Airing Cupboard: 1.46m x 0.98m  Shelved interior. Gledhill hot water pressure



  Bedroom 4:  4.46m x 3.77m   Fireplace with cast iron and tiled insert. Radiator.  Window to North.


  Bathroom:  4.43m x 2.16m  Bathroom suite (part tiled) including Bath, W.C.,

  Pedestal hand wash basin, electric towel rail. Glass surround shower cubicle

  with tiled surround.


  Bedroom 5:  4.65m x 3.01m   Fireplace with cast iron insert. Radiator. Window

  to South. Link access door to Bedroom 6.


  Landing Storage Cupboard: 1.01m x 0.78m


  Landing corridor  to: Former Servants Quarters


  Bedroom 6: 3.03mn x 2.81m + 1.94m x 1.04m  L-shaped room. Wall cupboard.  Radiator. Window to South.


  Rear Corridor with rear stairs to ground floor.


  W.C.:  3.19m x 1.09m  split room with W.C.  Corner Hand Wash Basin, part tiled  



  Further access corridor to former servants quarters:


  Bathroom: 2.67m x 2.20m + 1.53m x 1.19m  Irregular shaped room with

  enamel bath, electric wall heater, hand wash basin.


  Room 1:  5.08m x 3.24m  Fireplace with cast iron insert. Window to south.

  Access door to:


  Room 2:  3.23m x 2.88m  Window to South.



  The Old Rectory is located within its own gardens and grounds including

  wooded copse, lawned gardens with water feature, leading to a south facing walled garden with various fruit trees, shrubs enclosed by low box edged paths with flower borders and vegetable beds. Brick arched passage leads towards the “Brew House” domed brick construction with cask compartments on earth floor. Landscaped above.  The property leads in a westerly direction to an amenity area

  surrounded by mature and semi mature trees (including Giant Redwood planted by

  the current owners), laid to grass.  To the south of the gardens are further

  paddocks, previously sectioned into smaller enclosures, serviced with separate

  water supply to water trough and separate access off Church Lane.


  In total it is estimated that the property extends to 9.45 acres or thereabouts.



  Supports the following



  Front door to entrance Hall

  Stairs to first floor


  Living Room: 3.67m x 3.02m

  Fireplace with Woodburner.


  Kitchen: 3.78m x 2.04m average

  Irregular shaped room.

  Open fireplace with  tiled hearth.

  Radiator. Floor cupboards and

  drawers with worksurfaces above.

  Wall cupboards. Spot lighting. Tiled floor. Electric cooker point and extractor.


  Rear Utility: 4.58m x 1.10m (estimated) irregular shaped room. Radiator. Rear

  access door. Door to storage room. Enamel single drainer sink. Spot lighting.

  Recess for washing machine and cold feed.


  Pantry: 1.42m x 1.38m  Part shelved Light and power.


  Narrow stairs to first floor landing area


  W.C.: 1.33m x 1.24m  LLW.C., hand wash basin, towel rail.


  Bedroom 1: 3.69m x 3.04m  Small fireplace with cast iron insert. Radiator.


  Bedroom 2: 3.76 x 2.06m  Irregular shape. Walk through room to Bathroom.

  Closed fireplace.


  Bathroom: 3.96 x 1.47m  Step down. Bath with shower above and shower

  curtain. Pedestal hand wash basin. Extractor. Part tiled.


  Airing Cupboard:  Part shelved.


  Storage Room: 4.57m x 4.11m  Plumbing for 

  washing machine. Grant oil fired  boiler. Stairs to

  room over coach house. Door to additional storage



  Covered Storage Area: 3.23mx 2.12m


  Two Stores (monopitched slate roof requiring

  repair). Link access passageway with doors  to

  both aspects



The Coach House (Garage): 4.77m x 3.98m

Link attached to the Rectory Cottage.

Ground floor area serviced by double wooden doors opening into open span storage area with power points.


The First Floor is accessed by open stairs within the Cottage Storage Room, door opening into an open plan room 5.89m x 3.97m.




  The Stables: Gross ground floor area 8.9m x 5.18m  Traditional brick built barn with pitched replacement concrete tiled roof. Ground floor with double wooden access doors and personnel access door, divided into open plan storage, garage area and separate workshop area with power and light.

  First Floor hay loft area with loft ladder and first floor side access door.


  NB  The Selling Agents have not accessed the loft area as the safety of loft ladder not checked.


  Rear parking area and bunded fuel

  storage tank to Cottage.



  Coal Shed (to front aspect)


  Lean-to Storage Buildings


  Building 1 - 2.94m x 2.13m


  Building 2 - 2.96m x 1.99m


  Building 3 - 3.04m x 2.05m

  Wayleaves, Easements and Rights of Way

  The sale is subject to all support, public and private rights of way, water, light,  drainage, and other easements, quasi easements and wayleaves, all or any other like rights, whether mentioned in these particulars or not.



  Value Added Tax

  Should the sale of this property, or any rights attached to it, become chargeable to Value Added Tax, then the tax at the prevailing rate will be payable by the Purchasers in addition to the contract price.

  Town and Country Planning

The property is offered subject to any existing Development Plan, Tree Preservation Order, Ancient Monument, Town Planning Schedule, or Resolution which may be or may come into force. The Purchasers will be deemed to have full knowledge and have satisfied themselves  as to the provisions of any such matters affecting the property.

  Boundaries, Plans, Areas Schedules and Disputes

  The Purchaser will be deemed to have full knowledge of the boundaries and areas and any mistake or error shall not annul the sale or entitle any party to compensation in respect thereof.  Should any dispute arise as to the boundaries or any points arise on the general remarks, stipulations, particulars, schedule, plan or the interpretation of any of them, questions shall be referred to the selling Agents whose decision acting as experts shall be final.







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