2 Bed Terraced House, Motivated Seller, Swaffham, PE37 8BE £170,000

Conservatory 17' 5" x 9' 5" ( 5.31m x 2.87m )
Of UPVC and double glazed construction, tiled flooring, door opening to the garden

Inner Hall 
Radiator, carpet flooring, loft access, doors opening to the lounge, both bedrooms and the family bathroom.

Bedroom 1 11' 5" x 10' 11" ( 3.48m x 3.33m )
Fitted storage wardrobes, radiator, carpet flooring, UPVC double glazed window to the rear aspect.

Bedroom 2 10' 11" x 9' ( 3.33m x 2.74m )
Built-in wardrobes, radiator, carpet flooring, UPVC double glazed window to the rear aspect.

Bathroom 
Suite comprising low level w.c, vanity hand wash basin with storage under, panelled bath with shower attachment over, fully tiled walls, heated towel rail, tiled flooring, UPVC double glazed obscure glass window to the rear aspect.

Outside 
The property is approached via walkway leading to the front entrance door, a beautiful front garden is set with a selection of plants and shrubs, a driveway to the side provides off-road parking and access to the garage. a timber gate opens to the rear garden.

The rear garden is partly laid to lawn and interspersed with flowers, plants and shrubs, a raised area around the border and a feature Well add to the aesthetics, external lighting, a timber shed and mainly to paving, for ease of maintenance, with stocked border areas, raised beds, retaining fencing and mature shrubs, giving a degree of screening.

Garage 
Oversized garage with up and over electronically operated door to the front aspect, further part glazed external door opening to the rear garden, power and lighting connected.

Location 
Swaffham is an historic market town, located approximately 30 miles from the Cathedral City of Norwich, 16 miles from King's Lynn, 17 miles from both Sandringham and Thetford Forest and 28 miles from the coastal town of Hunstanton. The beautiful Norfolk Broads are also only about an hour away. Swaffham boasts ample free parking within the town and is also on an excellent bus route. There is a small, social history museum, many public houses, restaurants and cafes, together with supermarket facilities and smaller shops. Within the town there are schooling facilities for all ages and sport and leisure facilities. Swaffham market is held every Saturday and has stalls including fresh meat, fruit & vegetables, cheeses, eggs, housewares, confectionery, tools and plants. There are direct train links to Cambridge and London Kings Cross from nearby Downham Market.

Council Tax Band 
This property is Council Tax band C.

Please note that once a sale takes place, the Council Tax band will be reviewed and may be subject to change.

Important Notice 
For each Lot, a contract documentation fee of £1,800 (inclusive of VAT) is payable to Barnard Marcus Auctions by the buyer. The seller may charge additional fees payable upon completion. If applicable, such fees are detailed within the Special Conditions of Sale. Buyers are deemed to bid in full knowledge of this.

The 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.

Whilst Barnard Marcus make every effort to ensure the safety and security of viewers at properties, we have not carried out a detailed Health & Safety inspection of properties in our auctions and cannot therefore guarantee the safety and security of viewers.

Prospective purchasers and bidders attend properties entirely at their own risk. Particular care should be taken when accessing cellars, attics, exterior grounds and outbuildings and boundaries. All non-conducted inspections of vacant sites should be made in daylight hours only and entry into such sites is entirely at the viewers risk.

DIRECTIONS
From the William H Brown Swaffham office, proceed along Lynn Street heading out of town in the direction of King's Lynn and take the right hand turn just before the BP petrol station onto West Acre Road. Continue along the bungalow will be found on the left hand side, identified by our William H Brown 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. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
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.