Mill Farm

Entrance Hall

A glass fronted entrance hall, with engineered wood flooring, constitutes the main entrance of the property. There are two original front doors, one on the lane-side of the property and one at the back of the property, which add to the period charm. Inside, the house has a contemporary look and feel. All the rooms are accessed from this hallway, including a boiler cupboard and storage/laundry cupboard.

Kitchen/Dining/Family Room

High ceilings, two sets of glazed doors, and an electric Velux skylight maximize the natural light in this open-plan room. Lighting is a combination of LED ceiling lights and pendant lights, and flooring throughout is ceramic tiles with underfloor heating. The Shaker-style kitchen has a range of base and wall mounted units with laminate wood counter tops. Appliances include an Everhot electric range, an integrated dishwasher, a sink with a Quooker tap for boiling water, and an American-style fridge freezer. The kitchen has a window above the sink which overlooks the rear garden. The dining/family area has ample space for a table to seat eight. Two sets of doors, bi-folds and French, with louvred shutters, open to an outdoor terrace for entertaining which overlooks the garden, wildlife pond, and open countryside.

Study and Cloakroom

The double aspect study is located next to the original front door of the property and has original cast-iron, wood-framed lattice windows which overlook Mill Lane and the garden. The floor is engineered oak, and one wall has built-in bookcases with storage cupboards underneath. The cloakroom is located next to bedroom three and has a wash basin and a WC. and has a tiled floor with underfloor heating.

Sitting Room and Porch

The sitting room has an engineered oak floor and a wood burning stove. This room overlooks the rear garden and has one of the original front doors surrounded by a brick-built porch. A second original window looks out over the glazed entrance hall to the driveway beyond.

Principal Bedroom

The principal bedroom is double aspect with a wall of fitted wardrobes and a carpeted floor. The windows have louvred shutters. This bedroom has an en suite bathroom with a bath and handheld shower, washstand and WC. The floor is tiled and has electric underfloor heating.

Bedroom Two

Bedroom two has a hardwood floor and a wall of fitted wardrobes. The en suite bathroom has original flagstone flooring and a shower cubicle, a freestanding claw-footed bath with a shower attachment, a washstand, a heated towel rail and a WC. The large window has shutters.

Bedroom Three

This bedroom was created by partitioning the sitting room, work that could easily be reversed if desired. The room is a small double with an original cast iron lattice window that overlooks the garden.

The Cellar

The cellar is accessed from bedroom two via a latch and brace door and a set of stone steps. The flooring in the cellar is brick, and there are built-in shelves. A door at the back of the cellar opens to a separate area that could be used for storing wine. The Saniflow system for the en suite bathroom is accessed from the cellar.

Gardens

Mill Farm is located just off Mill Lane and has a gravel driveway and parking area for up to five cars. A paved terrace wraps around the property providing multiple seating areas for enjoying the views over the garden and surrounding countryside. French doors from the open-plan dining/family room open out onto the rear terrace which is covered by a pergola with trailing roses, jasmine and honeysuckle. Bi-fold doors also open from the far end of the family room, on to the side area of the terrace. The garden is private and secluded with lawned areas, established trees, a wildlife pond overlooked by a wooden love seat, and a wildlife garden. There is a water feature just outside the brick-built porch, to the left of which is a swimming spa, recently installed by the current owners.

Double Garage

Is accessed from the side terrace outside the family room. There are double doors to the front driveway. Internally it is presented with a tiled en suite shower room with a wash basin, WC, and heated towel rail and could be used for guests or to generate an income through Airbnb. The room is double aspect, with double glazed lattice windows. A storage room containing the tank for the borehole is accessed from the entrance hall of the garage.

Situation and Schooling

The village of St Ippolyts is surrounded by rolling Hertfordshire countryside and has a primary school, general store and church. Nearby Hitchin offers a further range of independent shops, cafés, restaurants, and arts venues as well as a long-standing, twice-weekly, open-air market. Hitchin Swimming Centre has both outdoor and indoor pools and there are rugby, cricket, hockey, and football clubs. Hitchin Boys’ and Hitchin Girls’ Schools both have Ofsted outstanding status.