Docking

Completed to the most exceptionally high standard throughout, this is an absolutely beautifully presented four double bedroom house in one of North Norfolk's best served villages. Set well back and with an incredibly attractive brick and flint frontage, what immediately strikes you on entering the house is the enormous sense of space with the wonderfully wide and welcoming entrance hall. All of the living and entertaining space is arranged over the ground floor and is both free flowing and sociable whilst at the same time being very practical. To the far end of this large 'L' shaped room there are full width bi-fold doors that take you out to the south facing garden beyond. The bedrooms are arranged over the first and second floors with the master bedroom having an en-suite bathroom with separate shower cubicle whilst the other three double rooms all have en-suite showers and all four bedrooms have fitted wardrobes. To the rear of the house there is a south facing, fully enclosed garden that is mostly laid to lawn but with a paved patio area that wraps around the southern and western side of the house for maximum enjoyment of natural light. To the front of the house there is an abundance of gravelled off street parking. The attention to details and the immaculate finish is evident throughout and makes this the perfect 'turn key' property. 

DOCKING Docking is a busy village with a small supermarket and post office, a fish and chip shop, a pub, a large village playing field, tennis court and bowling green. There is a weekly farmers market with stallholders including a baker, fishmonger, a butcher and greengrocer, and with stalls selling cheese, preserves and cakes. The village is perfectly placed for the North Norfolk Coast and its long, fine sandy beaches. Brancaster and The Royal West Norfolk Golf Club are about four miles away. There are two golf courses in Hunstanton, which is less than eight miles away. The Titchwell Bird Reserve, home to terns and waders is close by. The ultra fashionable Georgian village of Burnham Market, Sandringham and the market towns of Fakenham and King's Lynn are also nearby. 

SPECIFICATION CONSTRUCTION:
Traditional construction of brick and blockwork cavity walls. The exterior is a combination of locally-sourced red brick and recessed flint cobbles in the traditional Norfolk style. The rear of the property is clad in Cedral weatherboarding, a fibre cement alternative to timber which is incredibly low maintenance and doesn't warp.
Roof covering of natural clay pan tiles.
Bespoke hardwood front door and frame spray-painted in heritage colour 'Painswick'.
Residence 7 windows and four-bay French Doors to the rear of the property, all finished in matching 'Painswick'.

INTERNAL FINISHES:
Italian porcelain tiles throughout the ground floor with a sisal carpet to the sitting room area.
Carpet to the bedrooms and landings upstairs.
Driftwood style porcelain tiles to the bathroom floors and shower enclosures.
Traditional style carpeted staircases with oak finishes.
Oak internal doors throughout with traditional style skirting and architraves.
A subtle and elegant colour palette with Farrow & Ball 'Ammonite' gray in the bedrooms, Mylands 'Cadogan Stone' in the living areas and 'Pointing' on the skirting and architraves throughout. The bathroom wood panelling is finished in heritage F&B 'Mizzle'.

KITCHEN & UTILITY:
Classic shaker style navy blue kitchen units with chrome door furniture and a Bianco Massa Quartz worktop and upstand.
Undermounted Blanco Subline silgranit sink with chrome monobloc twin lever mixer tap.
Imposing 1.2m Fisher & Paykel stainless steel dual fuel range cooker with concealed Westin
Cache stainless steel extractor fan.
Full height American style Fisher & Paykel fridge freezer.
Integrated Miele dishwasher.
Miele washing machine and tumble dryer located in the utility room.

BATHROOMS:
Classical Burlington sanitary ware and taps.
Freestanding Butler & Rose vanity units with integrated polymarble sink and worktop.
Fully tiled shower enclosures with low profile shower trays and Mira exposed valve thermostatic shower units.
Full height chrome dual fuel heated towel rails.
Wall mounted illuminated bathroom mirrors with ambient backlight, heated anti-mist technology and a built in shaver socket.
The master bedroom suite has a Burlington Lucite Acrylic roll top bath with traditional claw feet and wall mounted lever taps and spout.

LIGHTING & ELECTRICAL:
Highly efficient LED down lights provide the primary lighting system throughout the house.
A secondary perimeter lighting system is located above the cornices in the hallway, landing and main living space, providing a more subtle ambient lighting throughout.
A nightlight safety lighting system is installed as downlights in the hallway and landing, and as low level plinth lighting in the bathrooms. The one Watt marker lights run automatically off an external light sensor, activating when light levels outside drop at night time.
TV points are installed in the living room and all bedrooms.

HEATING & PLUMBING:
Air source heat pump.
Hot water cylinder situated in the ground floor utility room.
Multi-zonal underfloor heating system to the ground floor and radiators to upper floors.
A feature floating firebox located in the main living space.

EXTERNAL:
The front and side of the property is gravelled with landscaped planting to the front boundary.
A rear terrace leading from the French doors is finished
in York-style slabs.
A brick retaining wall topped with blue capping bricks and steps leading up to the south facing turfed lawn.
A border of lavender plants runs along the full length of the retaining wall.
External lighting all around the property including Up & Down wall lights to front entrance and wall lanterns and low level brick lights to rear terrace.
Boundaries of six foot timber fencing for privacy.  

SERVICES CONNECTED Mains electricity, water and drainage. Air source heat pump with underfloor heating to ground floor.  

ENERGY EFFICIENCY RATING B. Ref:- 8250-7438-7060-6149-2296
To retrieve the Energy Performance Certificate for this property please visit and enter in the reference number above. Alternatively, the full certificate can be obtained through Sowerbys.  

AGENT'S NOTE Pets by negotiation. 

PROPERTY REFERENCE 35472