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SUMMARY
A cottage which is in a unique location in the heart of the town in a conservation area away from the hubbub of the town itself. Has undergone a complete make-over with character features sitting comfortably along side state of the art facilities and come with no upward chain.


DESCRIPTION
A cottage in a unique location in the heart of Swaffham town centre yet away from the hubbub of the town itself. The property sits in a conservation area with vehicular access mainly used for the residents of the close. The cottage has undergone a complete make-over yet still retains its character. It is gas centrally heated and the fireplace in the sitting room has a bressumer beam and inset in its chimney breast are oak wall timbers. Throughout the property are brick and wood floorings and natural fibre carpets. The character features sit comfortably along side the modern day conveniences, for example there is a long galley kitchen which is open plan to the dining room. The kitchen is a Habitat kitchen in beech set against black tiled walls. From the kitchen/dining room the staircase to the first floor has glass sides keeping the open plan feel to the kitchen dining room. Off the kitchen is a room set aside purposefully for the utilities in the property, eg the gas boiler, water softener and pressurised water cylinder. Upstairs there is a spacious landing with storage and two double bedrooms and a state of the art bath/shower room. In the bathroom and one bedroom feature porthole windows set high in the wall give natural light to the landing area. From the sitting room two sets of folding back doors open out onto decked patios and the cottage has a cartshed/store accessed off Ash Close.

Accommodation 
Front door leads into the

Sitting Room 21' 11" x 15' 11" ( 6.68m x 4.85m )
Floor to ceiling brick fireplace with bressumer beam and oak beams set in the chimney breast. The chimney has been lined for a wood burning stove. Two sets of fold back patio doors with pamment floor edging tiles abutting the carpet. These doors are double glazed and lead onto two separate decked patio area outside. Three radiators. Two television points. Smooth ceiling. Twenty two inset ceiling spotlights. Telephone point. Two windows with pamment tiled sills. Natural fibre carpet. Solid wood door leading into

Kitchen/ Dining Room 


Kitchen Area 18' max x 7' 1" max, 'L' shaped ( 5.49m max x 2.16m max, 'L' shaped )
A galley style kitchen fitted with a range of solid beech Habitat matching floor and wall units. Stainless steel splashback and stainless steel cooker hood. One and a half bowl ceramic single drainer sink with mixer tap. Space and plumbing for slimline dishwasher. Space and plumbing for washing machine. Solid wood work surfaces. The kitchen area has black slate tiles in contrast to the light wood units. The kitchen area has stainless steel power points. Four double glazed Velux windows. The floors in the kitchen are mostly wood but also part brick. Underfloor heating. Double glazed small paned window with brick sill. Smooth ceiling. Six inset ceiling/wall spotlights. Door to boiler room.

Dining Area Irregular Shaped Room 16' 3" x 14' 2" measured into chimney recess ( 4.95m x 4.32m)
This room is an irregular shape and these measurements include the stairs, feature raised fireplace, three display shelves set in the chimney recess.

Television point. Wood flooring with underfloor heating. Three small paned sealed units double glazed windows. Smooth ceiling. Ten inset ceiling spotlights. Stairs to first floor.

Boiler Room 
Pressurised hot water cylinder. Water softener. Wall mounted gas boiler for central heating and hot water. Brick floor. Ceiling light. Half leaf patterned glazed door to walled brick courtyard.

First Floor Landing 
Set on two levels.
Smooth ceiling. Two double glazed Velux windows. Radiator. Open plan shelving and coat rails (can easily be closed off if required). Wood floor. Smooth ceiling. Three inset ceiling spotlights. Access to loft space. Doors to bath/shower room and bedrooms.

Bedroom 1 16' 8" x 10' 4" min ( 5.08m x 3.15m min )
Sloping ceilings @ 3ft 2in & 3ft 10in

Two double glazed Velux windows. Eight inset ceiling spotlights. Access to loft space. Half double glazed double doors. Two telephone points. Television point. Two radiators.

Bedroom 2 15' 11" max x 12' 7" max. 'L'shaped ( 4.85m max x 3.84m max. 'L'shaped )
Two radiators. Double glazed sealed unit small paned window. Television point. Smooth ceiling. Seven inset ceiling spotlights. Open wardrobe/storage area with shelving and hanging rail. This can be closed off with doors if required. Access to loft space. Five inset porthole obscure glass windows set high in the wall overlooking the landing giving natural light to the landing area.

Bath/ Shower Room Irregular Shaped Room 10' 10" excluding shower cubicle x 9' 9" max ( 3.30m excluding shower cubicle x 2.97m)
Free standing bath set on a plinth with mixer tap and shower attachment. A run of vanity units which incorporate a close coupled WC and hand wash basin with mixer tap. Pebble splashbacks. Wall mounted cupboards. Shaver socket. Shower cabin, fully tiled with black slate tiles and drench shower head. The bathroom has wood flooring set high in the wall overlooking the landing are six obscure glass porthole windows, again giving natural light to the landing area. Smooth ceiling. Eight inset ceiling spotlights. Extractor fan. Sealed unit double glazed obscure glass small paned window. Chrome corkscrew style radiator.

Outside 
The property has brick paved and decked patios on three sides. Off the folding back doors in the sitting room is a decked area, and a brick and flint wall with an opening divides the decking into two separate patios.

Cartshed/ Store/ Garage 20' 7" x 14' 4" max ( 6.27m x 4.37m max )
Accessed from Ash Close doors lead into a cartshed/store with a brick floor and brick and flint walls. Accessed from the cartshed is a brick paved courtyard. High fencing and brick and flint high walls give privacy to the cottage and its ground. Also access off Ash Close is a door set in the wall which gives access to a small brick paved area and gives access to the cottage via the boiler room. Extensive outside lighting surrounds the cottage.

Directions 
From William H Brown Swaffham office turn immediately right at the side of the office into Ash Close where the office can be found just into the left fork clearly marked by our '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. 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.