Ash Close, Swaffham

SUMMARY
>> FOR SALE BY AUCTION! A charming 4 bedroom Georgian cottage, occupying a non-estate town centre location. This deceptively spacious cottage, boasting many original character features, an open-plan kitchen/breakfast room, two reception rooms, solar PV, Sash style windows and more!!


DESCRIPTION
We are extremely pleased to present to the market this deceptively spacious 4 bedroom end-terrace georgian cottage, offered for sale by Auction on Tuesday 11th March! To register for Legal Packs and bidding instructions, please visit our website and follow the link at

This is a major National Auction and comprises a total of over 300 Lots. This sale will be a combination of lots from all our group Auction Centres. The Auction will be a live sale offering bidders the choice to attend the venue of: The Grand Connaught Rooms, Great Queen Street, London, WC2, bid by telephone or bid online via a live streamed event where you will see the auctioneer on your screen and be able to bid, provided you have registered to bid online

Briefly, the ground floor accommodation comprises; entrance hallway with stairs rising to the first floor accommodation, formal dining room with feature cast iron fireplace, cosy lounge with wood burner and an open-plan kitchen/breakfast room. This is complemented on the first floor by 4 great sized double bedrooms, two with feature fireplaces, and the family bathroom, all accessed off the split level landing area. Coupled with this, the cottage has gas fired central heating and UPVC double glazed Sash style windows.

This cottage would be enhanced with some decorative enhancement and modernising, making internal viewing highly recommended to fully appreciate the potential offered for sale! NO ONWARD CHAIN!

Accommodation: 
Part glazed solid wood external entrance door opening to:

Entrance Hall 
Staircase rising to the first floor landing with under-stairs storage cupboard, carpet flooring, timber latch door opening to the kitchen, further timber latch door opening to:

Dining Room 11' 5" max x 11' 1" ( 3.48m max x 3.38m )
Feature cast iron open fireplace with decorative surround, hearth and mantelpiece, radiator, exposed wooden floorboards, UPVC double glazed Sash style window to the rear aspect, open-plan square arch to:

Lounge 13' 11" max x 13' 9" ( 4.24m max x 4.19m )
Feature exposed brick fireplace with stone hearth and inset wood burner, radiator, decorative ceiling rose, telephone point, exposed wooden floorboards, UPVC double glazed Sash style window to the front aspect.

Kitchen /Breakfast Room 17' 2" x 8' 7" ( 5.23m x 2.62m )

Kitchen Area 
A range of wall and floor mounted fitted kitchen units with work surfaces over, inset stainless steel sink and drainer, tiled splash backs and surrounds, built-in oven and hob with concealed cooker hood over, space for fridge-freezer, plumbing for washing machine, pamment tiled flooring, inset ceiling spotlights, exposed ceiling timbers, part dividing wall, UPVC double glazed Sash style window to the side aspect, open-plan to:

Breakfast Area 
Space for dining table, radiator, pamment tiled flooring, inset ceiling spotlights, exposed ceiling timbers, part dividing wall, UPVC double glazed Sash style window to the side aspect, part glazed external entrance door opening to the side aspect.

First Floor Landing 
Split level landing area with radiator, carpet flooring, loft access, timber latch doors opening to all bedrooms and the family bathroom.

Bedroom 1 13' 7" x 12' 7" max narrowing to 11' 3" ( 4.14m x 3.84m max narrowing to 3.43m )
Built-in storage cupboard, feature fireplace with antique pine surround, radiator, telephone point, carpet flooring, UPVC double glazed Sash style window overlooking the front aspect.

Bedroom 2 17' 2" x 8' 10" ( 5.23m x 2.69m )
(Sloping ceilings) Timber latch doors to built-in airing/boiler cupboard, radiator, telephone point, exposed wooden floorboards, exposed ceiling beams and timbers, dual aspect UPVC double glazed Sash style windows overlooking the rear and side.

Bedroom 3 11' 7" into chimney breast x 10' 2" max narrowing to 8' 10" min ( 3.53m into chimney breast x 3.10m max narrowing to 2.69m min )
Feature fireplace with cast iron grate and antique pine surround, radiator, carpet flooring, UPVC double glazed Sash style window overlooking the rear aspect.

Bedroom 4 Irregular Shaped Room 10' 9" max x 10' 8" max ( 3.28m max x 3.25m max )
Radiator, carpet flooring, UPVC double glazed Sash style window overlooking the front aspect.

Family Bathroom 
Suite comprising low level w.c, hand wash basin and corner panelled bath with mains shower over, part tiled walls, radiator, exposed wooden floorboards, UPVC double glazed obscure glass window overlooking the rear aspect.

Outside 
The property is approached from Ash Close via a wrought iron gate with matching wrought iron railings to the front boundary. The front garden has a brick path in the shape of a 'lovers knot' with a winter flowering cherry tree as a central feature with well-stocked flower and plant bed borders. A covered passageway leads to the side of the cottage with a right of way given to a neighbouring property.

The fully enclosed rear garden is a long cottage style garden and is divided into areas. To the immediate rear of the property, there is an undercover seating area located to the side of the kitchen with a flower and fern border. This area is surrounded by walls and also has an external W.C. A paved pathway leads onto the remainder of the garden, which is interspersed with well-stocked mature borders, numerous trees and shrubs.

We are informed by the vendor that the off-road parking for the cottage is accessed from Spinners Lane with an off-road parking area located at the far end of the rear garden. Further details of this can be obtained from William H Brown.

External W.C 
Suite comprising low level w.c and hand wash basin, tiled flooring, obscure glass multi-pane window.

Location 
Swaffham is an historic market town, located approximately 30 miles from the Cathedral City of Norwich, 16 miles from King's Lynn, 17 miles from both Sandringham and Thetford Forest and 28 miles from the coastal town of Hunstanton. The beautiful Norfolk Broads is also only about an hour away. Swaffham boasts ample free parking within the town and is also on an excellent bus route. There is a small, social history museum, many public houses, restaurants and cafes, together with supermarket facilities and smaller shops. Within the town there are schooling facilities for all ages and sport and leisure facilities. Swaffham market is held every Saturday and has stalls including fresh meat, fruit & vegetables, cheeses, eggs, housewares, confectionery, tools and plants. There are direct train links to Cambridge and London Kings Cross from nearby Downham Market.

Council Tax Band 
This property is Council Tax band C.

Please note that once a sale takes place, the Council Tax band will be reviewed and may be subject to change.

Agents Note 
We understand that a right of way is enjoyed from Spinners Lane over the land to the rear of the property, giving vehicle and pedestrian access to the off-road parking area at the rear of the garden.

Important Notice 
For each Lot, a contract documentation fee of £1,500 (inclusive of VAT) is payable to Barnard Marcus Auctions by the buyer. The seller may charge additional fees payable upon completion. If applicable, such fees are detailed within the Special Conditions of Sale. Buyers are deemed to bid in full knowledge of this.

The Guide Price  
The Guide Price quoted must not be relied upon by prospective purchasers as a valuation or assessment of value of the property. It is intended to provide purchasers with an indication of the region at which the reserve may be set at the time of going to press. The guide price may be subject to variation and interested parties are advised to make regular checks for variations and should be aware that the reserve price may be either below or above the quoted guide price.

Prospective purchasers should also be aware that the eventual sale price may be above or below the guide level dependent upon competition, and should therefore not presume the guide to be indicative of the final expected sale price or the price the property is available at.

When setting the guide price, the auctioneers have given consideration to the seller's instructions in respect of their indicated reserve price at the time of instruction. The reserve price, (the level below which the property will not be sold), remains confidential between the seller and the auctioneer. The guide price therefore, is intended to indicate the region at which the reserve price is intended to be set. The seller will confirm their final reserve price close to the auction date and if appropriate the auctioneers may adjust the guide price to reflect this.

Whilst Barnard Marcus make every effort to ensure the safety and security of viewers at properties, we have not carried out a detailed Health & Safety inspection of properties in our auctions and cannot therefore guarantee the safety and security of viewers.

Prospective purchasers and bidders attend properties entirely at their own risk. Particular care should be taken when accessing cellars, attics, exterior grounds and outbuildings and boundaries. All non-conducted inspections of vacant sites should be made in daylight hours only and entry into such sites is entirely at the viewers risk.

Viewings: 
Viewings are strictly via appointment. Please contact William H Brown.


DIRECTIONS
Take Ash Close to the left hand side of our William H Brown Swaffham office and continue towards Spinners Lane. The property will be found along on the right hand side, identified by our William H Brown "For Sale" board.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.