Manor Road, Spa Common

*AVAILABLE 1st MAY*

Sympathetically extended and lovingly renovated, The Cart Shed is a wonderful single storey conversion providing light and airy three bedroom accommodation.

The property retains a lovely character feel with features such as exposed beams and brick-work, which compliment the modern comforts that you would expect in a brand new conversion.

The spacious open-plan Kitchen/Reception Room measures 33'8 long and includes a central brick fireplace with space for a wood burning stove (if desired). The kitchen includes a central island and breakfast bar with solid oak work surfaces, along with a built-in oven, hob and dishwasher.

The remaining accommodation includes a utility room, an ensuite shower room with walk-in shower off the main bedroom, and the main bathroom with contemporary white suite.

Additional benefits include gas fired under-floor heating throughout, engineered oak flooring in many of the rooms, a wonderful low maintenance courtyard garden with a sunny southerly aspect and off road parking space for several vehicles. 

LOCATION The property sits within the pretty rural hamlet of Spa Common, which is on the edge of the North Norfolk market town of North Walsham and within walking distance of the North Walsham to Dilham canal.

The town offers a range of shopping facilities including a large Sainsbury's store, Waitrose, Lidl, all levels of schools including sixth form college, doctors' surgeries, restaurants and leisure facilities including the Victory swimming & fitness centre. The town also has a railway station providing regular services on the Norwich to Sheringham line. The sandy beaches of the North East Norfolk coast are about six miles from the town, the Norfolk Broads are about twelve miles to the south and the city of Norwich is approximately 17 miles distant. 

ACCOMMODATION Composite entrance door (under bespoke storm porch) opening to: 

OPEN PLAN KITCHEN/RECEPTION ROOM 33' 8" x 14' 3" (10.26m x 4.34m) Reception Space
Vaulted ceiling with Velux roof light and exposed beams, brick fireplace (with space for wood burning stove), French doors to paved courtyard terrace, engineered oak flooring.

Kitchen Space
Comprising a range of matching wall units and base cabinets, central island unit with breakfast bar, solid oak work surfaces, integrated dishwasher, built-in double oven and gas hob, integrated kitchen bins, engineered oak flooring, doors to utility room and bedroom 3. 

UTILITY ROOM Fitted with a range of built-in wall units and base cabinets, work surfaces with matching up stands, space and plumbing for automatic washing machine, inset single drainer stainless steel sink unit with mixer tap, wall mounted gas fired boiler, engineered oak flooring. 

BEDROOM 3 9' 5" x 7' 1" (2.87m x 2.16m) Window to front, under-floor heating. 

HALLWAY Doors to remaining bedrooms and bathroom, windows to rear overlooking courtyard. 

BEDROOM 1 14' 3" x 11' (4.34m x 3.35m) Window to rear, vaulted ceiling, under-floor heating, door to: 

ENSUITE Matching white contemporary 'Roper Rhodes' suite comprising wash hand basin with cupboard under, walk-in shower, close coupled WC, under-floor heating, window to front. 

BEDROOM 2 12' 8" x 10' 1" (3.86m x 3.07m) Window to front, under-floor heating. 

BATHROOM Matching white contemporary 'Roper Rhodes' suite comprising panelled bath, wash hand basin with cupboard under and close coupled WC, roof light, under-floor heating. 

OUTSIDE The property enjoys the use of a driveway on the east side, providing off road parking space for three vehicles with a gate leading through into the sunny south-facing courtyard garden.

The courtyard garden has been designed with ease of maintenance in mind, being paved with two raised planted beds and fencing to both the side and rear. 

FEES & DEPOSITS Holding Deposits:

A holding deposit of £50 per person is payable upon the start of the application.

Successful Applications - any holding deposit will be offset against the Initial Rent or Deposit, with the agreement of the payee.

Fees, payable in accordance with the Tenant Fees Act 2019:

Lost Keys or other security devices - Tenants are liable to the actual cost of replacing any lost key(s) or other security device(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys for the tenant, landlord and any other persons requiring keys will be charged to the tenant. If extra costs are incurred there will be a charge of £15 per hour (inclusive of VAT) for the time taken replacing lost key (s) or other security device(s)

Contract Variation (Tenant's Request) - £50.00 (inclusive of VAT) per variation.

Change of Sharer (Tenant's Request) - £50.00 (inclusive of VAT) per replacement tenant or any reasonable costs incurred if higher. To cover costs associated with taking landlord's instructions, new tenant referencing and Right to Rent checks as well as preparation and execution of new legal documents.

Early Contract Termination (Tenant's Request) - £50.00 (inclusive of VAT) plus any reasonable Landlord costs, by prior agreement.) Tenant shall be liable to landlord's costs in re-letting the property as well as all rent due under the tenancy until the start date of the replacement tenancy. These costs will be no more than the maximum amount of rent outstanding on the tenancy.

Deposit:
A deposit equal to 5 weeks rent (6 weeks rent, where the annual rent is greater than £50,000.00) The deposit and first month's rent is payable once the references have been passed and before the tenancy begins. 

AGENT REDRESS SCHEME & CLIENT MONEY PROTECTION Acorn Properties are members of The Property Ombudsman Scheme for Residential Sales and Lettings (Membership Number T03860)

Acorn Properties is part of the Propertymark Client Money Protection Scheme (Ref Number C0132664)