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" Beccles Town Centre - 1.5 miles
Southwold - 11.7 miles
Norwich - 19.6 miles

The current owners of this modern home take pride its appearance and have kept the property well maintained. The property is only three years old, has always been smoke free and comes with a NHBC warranty of seven years. With spacious living accommodation, a child friendly enclosed garden, and an advantage of a house alarm which reduces household insurance premiums this house is perfect for a small family. Only a short distance from Beccles town centre.

The accommodation comprises briefly:
- Entrance Hall
- Ground Floor WC
- Kitchen-Diner Room
- Sitting Room
- Second Floor Master Bedroom with En-suite
- Two Further Double Bedrooms
- First Floor Bathroom
- Enclosed Private Garden
- Large Garage
- Off-Road Parking

The Property
The front door opens into entrance hall which benefits from a downstairs cloakroom, large boiler cupboard, BT telephone point and stairs rising to the first floor. The kitchen-dining room has down lighters, is generous in size and has ample base and eye level units with under pelmet lighting. There are integrated Neff appliances which includes a double oven, an inset four ring stainless steel gas hob, stainless steel cooker hood with extractor fan, dishwasher, fridge/freezer and washing machine. The kitchen also has a BT telephone and TV point. There is a breakfast bar and further space for a dining table and chairs. The sitting room is on the first floor which has views to the front of the property aswell as BT and TV points. There are two bedrooms (both of which are double and have TV points) and a family bathroom with white suite comprising WC, pedestal wash basin and bath with shower attachment over and heated towel rails. The second floor features the master bedroom which is generous in size and benefits from plenty of natural light. The en-suite shower room also has heated towel rails and extractor fan and completes the accommodation. The whole house is carpeted the same colour throughout giving a light and airy feel. Upon the completion of the sale of this property the vendor will supply a house handover pack.

Outside
The rear garden is mainly laid to lawn surrounded by a brick wall on one side and pannelled fencing on the other giving a good degree of privacy. There is also a large patio area ideal for outdoor dining and a outside tap and lighting.

Location
The property is located in Beccles, which is a busy market town with many shops, restaurants, schools, pubs and supermarkets. A market selling fresh produce is held every Friday in the town, there is a bus station with a daily service lo London (Victoria) and local daily service to London and regular services to Lowestoft, Norwich and many of the smaller villages around. The Beccles train station has a direct line to London Liverpool Street (approx 2.5 hrs). The town is located on the Waveney River which is a gateway to the Broads network. The unspoilt Suffolk coastline with the beaches of Southwold and Walberswick are within easy driving distance.

Directions
From Beccles heading towards Worlingham on Ingate take a right onto Ellough Road at the lights and follow until you find Codlins Lane on the left hand side. Continue round to the right and the property can be found on the corner on the right hand side identified by our Musker McIntyre ´For Sae´ board.

Fixtures and Fittings
All fixtures and fittings including curtains are specifically excluded from the sale, but may be available in addition, subject to separate negotiation.

Services
Gas fired central heating and hot water. All mains connected. Unvented domestic hot water system with megaflo.

Local Authority
Waveney District Council
Tax Band: C
Postcode: NR34 7BB
EPC Rating:C

Agents Note
The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.

Tenure
Vacant possession of the freehold will be given upon completion.  "