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SUMMARY
**FOR SALE BY AUCTION! 1st August 2017** Guide ?110,000-?130,000. Don't miss this semi-detached cottage with 2/3 bedrooms, 2 receptions, which requires updating throughout. The property has parking and gardens and is offered with No Chain.


DESCRIPTION
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Auction Details 
Our auction will be held at Barnham Broom Golf and Country Club, Honingham Road, Barnham Broom, Norwich NR9 4DD on Tuesday 1st August 2017

Open Days 
Friday 7th July 5pm-6pm
Saturday 15th July 14:30pm-15:30pm
Monday 24th July 5pm-6pm

Entrance Hall 
Door to kitchen.

Kitchen 13' 11" x 6' 1" ( 4.24m x 1.85m )
Fitted with a range of base level units, stainless steel single drainer sink unit, work surfaces, radiator and double glazed window, wood effect floor.

Bathroom 
Fitted with bath, wash hand basin and low level WC. Tiled walls, radiator and single glazed window.

Dining Room 10' 2" x 8' 9" ( 3.10m x 2.67m )
Radiator, double glazed window and patio doors.

Lounge 11' 9" x 10' 2" ( 3.58m x 3.10m )
Door to outside, stairs to first floor, radiator and double glazed window.

Bedroom 1 13' 9" x 10' 10" ( 4.19m x 3.30m )
Radiator and double glazed window.

Bedroom 2 9' 7" x 8' 10" ( 2.92m x 2.69m )
Double glazed window.

Bedroom 3 14' x 6' ( 4.27m x 1.83m )
Radiator and double glazed window.

Outside 
The property has a front and side lawned garden.
The front garden is well stocked and has a non-standard construction garage.

Conditions Of Sale 
Conditions Of Sale
The Conditions of Sale will be deposited at the offices of the auctioneers, William H Brown's East Anglian Auction Centre, and vendors solicitors seven days prior to sale and the purchaser shall be deemed to have knowledge of same whether inspected or not. Any questions relating to them must be raised prior to 11.30 am. Prospective purchasers are advised to check with the auctioneers, East Anglian Auction Centre , before the sale that the property is neither sold or withdrawn.
The purchaser will also be deemed to have read and understood the auction conduct notes and Important Notice printed within the sale catalogue.

Guide And Reserve Prices 
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.
Reserve Price: The seller's minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction.


Notes 
Prospective purchasers will need to register within the auction room before the sale commences. Two items of identity will be required together with an indication of how a contractual deposit will be paid. We do not take cash or credit card deposits. The sale of each lot is subject to a contract documentation charge of ?750 (including VAT) payable on the fall of the hammer. If you are unable to attend the auction for any reason you can still bid on the property either by telephone or proxy bid, please contact the auctioneers for further information.
Guidance notes are set out in the catalogue in relation to auction property, particularly from a purchasing perspective.
East Anglian Auction Centre are contactable at 5 Bank Plain, Norwich, Norfolk, NR2 4SF, Telephone: 01603 598975
Visit our Website at www.williamhbrownauctions-norwich.co.uk Legal Packs available.


DIRECTIONS
Leave Aylsham via the A140 towards Norwich and upon reaching Marsham turn right into the High Street. The property can be found on the left hand side.




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. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
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.