Location and Amenities: The farmhouse is in a beautiful setting in the middle of its own grounds and enjoys an unspoilt position away from any near neighbours.
Whilst being rural, it is only 6 miles from the historic town of Framlingham and 15 miles from the market town of Diss. The County town of Ipswich lies 25 miles to the south. The village of Laxfield, only one mile distant, contains an excellent primary school, two pubs, village shop, post office and Church. Local private schools include Framlingham College, Brandeston Hall, Woodbridge School and Ipswich School. State sector schools include Thomas Mills High School at Framlingham and Hartismere High School at Eye. For the London commuter there are Intercity train services to London Liverpool Street Station from Ipswich (60 minutes) or Diss (90 minutes). The heritage coast, including Southwold and Aldeburgh, is less than 30 minutes away. There is sailing at Aldeburgh and Pin Mill, racing at Newmarket and point-to-points at Higham and Ampton. Golf can be found at Woodbridge, Aldeburgh and Purdis Heath.
History: Boats Hall has been home to the Cook family since 1928. The farmhouse was constructed in the 16th century, with 17th and 19th century alterations.
Although the dwelling house dates from the 1500s, this was merely a replacement for a much older property which occupied the same site. The property is mainly timber-framed and plastered, with 17th century red brick parapet gable ends. The property has a plain tiled roof with two storeys and attics.
The Property: The principal rooms all face due west and, owing to the large sash and casement windows, they afford much natural light, typical of a property of this style. Further fine internal features include exposed beams, well-proportioned rooms with high ceilings and spacious kitchen.
The two principal reception rooms, leading off the entrance hall, provide gracious entertaining space with several service rooms such as pantry, study, stores and utility room, well suited to modern-day family life. There is a second hallway which accesses the kitchen/breakfast room, study and cloakroom. The first floor is all accessed off the main landing from two staircases, with four bedrooms, a dressing room, bathroom, shower room and separate WC. There are two sets of stairs leading to the attic rooms to access the three bedrooms and dressing room. The attic rooms afford wonderful views of the North Suffolk countryside.
Gardens: The gardens are comfortable in size and could be further extended if required, but are presently bounded by the moat which surrounds Boats Hall with a bridge over. The moat is a fine feature encircling the house and providing a haven for wildlife. There is a mixture of broad-leaved and coniferous trees giving shelter to both the property and the garden. This is with the exception of the west side which is open to allow views from the Hall across the moat over the farm and beyond.
Traditional Outbuildings: To the north west of the house is an attractive range of traditional outbuildings split into four main sections:
1. Grain barn (63ft long x 19ft wide) constructed of red brick under a pitched clay pantiled roof
2. Two storey barn (60ft x 17ft) of timber frame and red brick construction under a pitched slate roof
3. Two storey store shed (29ft x 16ft) of red brick construction under a pitched slate roof
4. Timber framed barn formerly used as stables, with original stable blocks and hayloft above
(25ft x 19ft)
Modern Buildings: Interspersed within the traditional buildings are the modern buildings, as follows:
5. General purpose building (60ft x 40ft) of steel frame construction with lean-to (60ft x 20ft)
6. Covered yard area (66ft x 39ft)
7. Dutch barn (60ft x 25ft)
8. Single storey open sided store shed with pitched corrugated iron roof over (60ft x 20ft)
9. Packing shed (46ft x 25ft)
10-12Three laying sheds (68ft x 21ft)
Farmland: The land at Boats Hall is gently undulating and has access either from the main drive or from a track running through the farm. Shown as Grade 3 on the DEFRA Land Classification Plan the soil type is Ragdale which is known as a chalky till described as a slowly permeable, seasonally waterlogged clayey and fine loamy over clayey soil; some slowly permeable calcareous clayey soils, especially on slopes. This covers the whole of the farm.
The soil type is suited to the growing of arable crops. There are 132 acres presently cropped with wheat, oilseed rape, barley and sugar beet, 6 acres of grass ley and 2 acres of permanent pasture. The land is capable of producing high-yielding crops. The land has been drained where deemed necessary and is sold with the benefit of Single Farm Payment Entitlements.
Woodland: There are two deciduous woodlands extending to just under 10 acres with oak, ash, hornbeam and hazelnut. Within the largest wood is an area of wild garlic which flowers in the late spring producing a wonderful display. The vendors have derived a small income from the sale of wild garlic.
Sporting & Wildlife: The land supports a shoot, although not run on a commercial basis; it provides for an enjoyable family shoot, with the two main woods providing excellent cover. There are attractive hedgerows, ponds, woodland and grass rides throughout the farm which provide a perfect habitat for flora and fauna.
Directions: From Diss proceed east on the A1066 to Scole. At the first roundabout take the 3rd exit signposted A140 Ipswich; take the 2nd exit at the next round-about, still on the A140 signposted Ipswich. Take the 1st left onto the B1118 signposted to Stradbroke; follow this road through into Stradbroke and at the T-junction bear left onto the B1117; follow this road for approximately 3 miles and take the left turn signposted for Laxfield just after a sharp right-hand bend. Follow the road into and out of Laxfield, and Boats Hall will be found one mile from Laxfield, after a sharp left-hand bend the driveway is immediately on your right-hand side.