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" Howards are delighted to offer for let this well maintained two bedroom house, located in the village of Barnby. The property has been fitted with a brand new kitchen with cream shaker style doors, integrated electric cooker, hob and cooker extractor. The new kitchen flows into a dining room / sitting room space giving views of the garden and countryside. The new fitted bathroom includes bath and separate shower cubicle. The property has a further dining room / sitting room. Upstairs is a large landing space with two double bedrooms, one bedroom has an en-suite shower, hand basin and toilet. New carpets being fitted. The property has off road parking and a garage. We would recommend an early view to avoid disappointment. Council Tax Band B. Energy Rating D. Unfurnished.

DRIVEWAY / FRONT GARDEN
Shared driveway leading to parking area. Some lawn area and pathway. Parking area leads to garage also. Garage has up and over door and also has access via the garden.
ENTRANCE VIA SIDE DOOR / HALLWAY
uPVC panelled door with glass pane inset with Kingfisher motif. Hallway has door leading to new bathroom and to new kitchen.
GROUND FLOOR BATHROOM
Newly tiled and painted, new floor (to be fitted), new white three piece suite including bath, hand basin with high gloss cupboard below, toilet, and separate shower cubicle. Two obscured glazed windows.
OPEN PLAN KITCHEN / DINING ROOM / SITTING ROOM
Fitted kitchen with ceramic hob, integrated oven, cooker extractor, cream wall and base units and drawers. Utility cupboard including plumbing for washing machine / dishwasher. New sink and drainer, new work surface, freshly painted and tiled, light, step down to dining room / sitting room, spotlights inset to ceiling, sockets and switches:- DINING ROOM / SITTING ROOM Two uPVC windows, new uPVC French doors with views of the garden and surrounding countryside. New flooring to be fitted, light, radiator, sockets and switches.
GARDEN
Steps down from the sitting room / dining room into garden, mainly lawn, enclosed wooden fence, white door giving side access to garage.
RECEPTION (FRONT)
Spacious room with windows on both sides allowing natural light in, brick built fire place with shelves either side. Fire place not in use. Cupboard. Wooden open stair case leading to large landing, radiator, cupboard housing fuse box and electric meter, lighting, sockets and switches, door into conservatory:-
LANDING
Carpet, light, window, mirror, door leading to rear bedroom, loft access, smoke alarm.
BEDROOM (REAR)
Window with garden and countryside views, window with front view, light, radiator, painted walls ceiling and woodwork, various sockets and switches, new carpet to be fitted, door leading to en-suite bathroom:-
ENSUITE
Tiled walls, mirror, shelf, hand basin, toilet, shower cubicle with electric shower, toilet, cupboard, new floor to be fitted.
BEDROOM (FRONT)
Painted walls, ceiling and woodwork, window, light, radiator, built in cupboard with sliding doors, new flooring to be fitted.
CMA FEE DISCLOSURE
Deposit : ?800.00 Application Fee : ?90.00 inc. VAT per person. Administration Fee : ?145.00 inc. VAT Guarantor Application : ?50.00 inc. VAT per application. Check Out Fee : ?50.00 inc. VAT Renewal Fees : ?75.00 inc. VAT Fast Track Service : ?50.00 inc. VAT. Permitted Occupier Fee ?70.00 inc. VAT.



TERMS OF TENANCY TENANCY: The property is offered on an Assured Shorthold letting agreement for a period of six months thereafter to continue on a month to month basis. RENT: One months rent in advance. Tenant to pay for electricity, gas (if appropriate), oil (if appropriate), property council tax, water and sewage rates, telephone (if appropriate). DEPOSIT: In addition to paying the rent, the tenants are required to place a sum of ?800.00 deposit with Howards to be held by them throughout the duration of the tenancy. On vacation, the deposit will be returned, less any deductions for shortages of rent, damage or any items missing from the Inventory. REFERENCES: The tenants will be required to provide references from bank or building society, employer and if possible a previous landlord. Howards will arrange a credit search. OTHER COSTS: Tenants are required to pay a portion of the cost of preparing the agreement, and, if applicable, the inventory charge. In respect to this property the cost to the tenant will be ?145.00 (inc. of VAT). OCCUPATION: Applicants for tenancies are subject to the approval of the owners of the property. Applications will be forwarded by Howards, for approval, together with references received. PETS: In most cases pets will not be permitted by the landlord. Tenants with pets should enquire first to ascertain if the landlord will permit the pet to be kept at the property. In all cases where permission is given the tenant will be required to pay a non-returnable deposit of ?150.00 at the start of the tenancy. A nominal charge of each additional pet will be made. VIEWING: The property may be viewed by contacting the Residential Lettings Department, 28a - 30 New Market, Beccles, Suffolk, NR34 9HD Tel: 01502 714500. APPLICATION FEE*: A non-refundable fee of ?90.00 (inc. VAT) per adult is payable. Guarantor Applications are ?50.00 (inc VAT) subsequent guarantor applications are ?50.00 (inc.VAT) and are payable to Howards (Estate Agents) Ltd before references can be taken up on behalf of applicants. *Please note that this is a non-refundable fee and that it is at the Landlord's discretion as to whether the applicant is acceptable. In the event that a Landlord does not consider the applicant to be suitable the application fee will not be refunded. CHECK OUT FEE : A fee of ?50.00 (inc. of VAT) is payable by tenants in properties that are managed by Howards or those that are managed by the Landlord at the end of a tenancy. FAST TRACK SERVICE: Should you wish to move into the property quickly, we can fast track your move in at a charge of ?50.00 (inc. VAT). PERMITTED OCCUPIER FEE: A fee for each permitted occupier is charged at ?70.00 inclusive of VAT. RENEWAL FEES: If requested by both parties, a charge of ?75.00 (inc. VAT). N.B. Any payments made by cheque must be given sufficient time to clear before occupancy can commence.



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