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" A very smart, well planned and proportioned modern house together with a garage and gardens occupying a pleasant south facing situation on the edge of this popular village.

4 Bedrooms (1 with En-suite shower room) * Sitting room * Dining room * Kitchen/breakfast room * Utility * Ground floor cloakroom * En-suite shower room * Family bathroom * Oil fired radiator heating * uPVC double glazing * Floor area of house approx. 1425 sq ft * Plot approx. 32' x 93' (9.75m x 28.35m) * Garage *

DIRECTIONS: Leave Long Stratton west along Swan Lane and proceed through Forncett St Peter as far as the Jolly Farmers Public House (B1113). Turn right onto the B1113 and take the second turning left into New Road after which Magnolia House will be found on the right hand side. One of the firms 'For Sale' boards has been erected at the property.
TACOLNESTON: is conveniently situated for both Wymondham and Norwich. The village enjoys a Post Office, Public House and Junior schooling. Being situated on the B1113 (Norwich/New Buckenham) road, Tacolneston benefits from bus services

Notes: The carpets as fitted are inclusive in the asking price and certain of the curtains and light fittings are available by separate negotiation if required.

To appreciate the property to its full extent an internal inspection is necessary.

The accommodation comprises:

A Victorian style security front door serves the

ENTRANCE STAIR/HALL: 11'10" x 9'8" (3.61m x 2.95m) (this measurement includes the staircase and cloakroom) with ceramic flooring, mat well, Ogee coving (throughout the property), turning staircase off with BUILT-IN CUPBOARD under, BUILT-IN CUPBOARD WITH COAT HOOKS on batten, panelled doors serve the Kitchen/breakfast room, sitting room and

CLOAKROOM: 5'7" x 5'1" (1.7m x 1.55m) with ceramic flooring, white suite comprises; pedestal wash basin with mixer tap and low-level close-coupled WC, electric contact breakers.

SITTING ROOM: 20'8" x 11'8" (6.3m x 3.56m) Double panelled doors serve through to the
Through measurement 33'3" (10.13m)
DINING ROOM: 12'7" x 10'5" (3.84m x 3.18m) with french doors out onto the rear garden. A panelled door serves the

KITCHEN/BREAKFAST ROOM: 15'10" x 10'9" (4.83m x 3.28m) (this measurement includes the utility room) The kitchen is extensively and attractively fitted in wood faced shaker style units which provide worksurfaces, base and wall units, drawers and shelves. Incorporated into the fitments is a stainless steel single drainer sink unit with mixer tap, ceramic hob, stainless steel double oven, stainless steel cooker hood/light, integrated refrigerator, freezer and dishwasher, facilities for an automatic washing machine, wall mounted oil fired boiler supplying heating and domestic hot water. A panelled door serves off to the

UTILITY ROOM: 5'10" x 5'1" (1.78m x 1.55m) with ceramic flooring, stainless steel sink top with mixer tap over double cupboard, facilities for automatic washing machine, tiled splashbacks, extractor fan and a half glazed door to the side.

The staircase turns from the entrance/stair hall to the first floor

LANDING: 10'9" x 3'4" (3.28m x 1.02m) with fitted smoke alarm, BUILT-IN AIRING CUPBOARD with hanging rails, slatted shelf and hot water cylinder. Panelled doors serve the remaining accommodation with the exception of the en-suite shower room.

BEDROOM 1: (front) 16'9" x 11'10" (5.11m x 3.61m) with panelled door off serving the

EN-SUITE SHOWER ROOM: 8' x 4' (2.44m x 1.22m) with fitted cushion flooring, chromium ladder style radiator, fitted mirrored cupboard, half tiled walls, extractor fan and white suite comprising pedestal wash basin, double shower cubicle with fully tiled walls, pedestal wash basin with mixer tap and low-level close-coupled WC, electric shaver point.

BEDROOM 2: (rear) 12' x 11' (3.66m x 3.35m)

BEDROOM 3: (rear) 10'6" x 8'7" (3.2m x 2.62m)

BEDROOM 4: (front) 9'8" x 8' (2.95m x 2.44m) with roof access hatch.

FAMILY BATHROOM: 7' x 6'4" (2.13m x 1.93m) with fitted cushion flooring, white suite comprising twin grip panelled bath with shower/mixer tap and shower screen, pedestal wash basin with mixer tap and low-level close-coupled WC, full height tiling to bath surround and half height tiling to remaining walls with feature dado tiling, fitted extractor fan and electric shaver point..

OUTSIDE: The front of the property is bounded by young beech hedging and the front garden is laid mostly to grass.

A pedestrian path from the Utility Room door serves round to the fully enclosed rear garden which is again laid to grass together with a paved patio area and feature lily pond.

Situated at the rear of the property is the detached brick and pitched tiled

GARAGE: 18'6" x 10'4" (5.64m x 3.15m) with metal up and over door, personal door, light and power.

The property further benefits from outside meter box, oil storage tank, outside lighting and tap.

Consumer Protection from Unfair Trading Regulations 2008.
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "