The Pightle, Swaffham

SUMMARY
>> FOR SALE BY AUCTION! Occupying a convenient, non-estate position within this no-through road in one of Swaffham's most well-regarded locations, close to the town centre, this versatile property has undergone a programme of extension & enhancement, offering scope for further personalisation!


DESCRIPTION
We are extremely pleased to welcome to the market this versatile 4/5 bedroom detached home, located within the town centre of Swaffham, Offered for sale by Auction on Tuesday 14th April! To register for Legal Packs and bidding instructions, please visit our website and follow the link at

This is a major National Auction and comprises a total of over 300 Lots. This sale will be a combination of lots from all our group Auction Centres. The Auction will be a live sale offering bidders the choice to attend the venue of: The Grand Connaught Rooms, Great Queen Street, London, WC2, bid by telephone or bid online via a live streamed event where you will see the auctioneer on your screen and able to bid, provided you have registered to bid online via a live streamed event where you will see the auctioneer onyour screen and able to bid, provided you have registered to bid online.

Briefly, the versatile accommodation comprises: entrance porch, entrance hall, which gives access into a large lounge/dining room. The hallway also leads onto the kitchen/breakfast room, ground floor bedroom/dining room, 2 further ground floor bedrooms, shower room and separate w.c. This substantial property also boasts a central large triple aspect orangery with internal French doors leading to a utility room and shower room, together with a home office, perfect for working from home. This is complemented on the first floor by two further double bedrooms.

Accommodation: 
UPVC part glazed external entrance door opening to:

Entrance Porch 
Of UPVC and double glazed construction with a part glazed obscure glass door opening to:

L Shaped Entrance Hallway 
Open-tread staircase rising to the first floor landing, built-in storage cupboard, two radiators, telephone point, carpet flooring, doors opening to the lounge, kitchen, shower room, separate w.c. and three ground floor bedrooms.

Lounge/Dining Room 22' 2" x 12' 10" ( 6.76m x 3.91m )
Feature log effect fireplace with marble effect surround and hearth, two radiators, television point, carpet flooring, wall lights, dual aspect UPVC double glazed multi-pane windows to the front and side.

Kitchen/Breakfast Room 14' x 9' ( 4.27m x 2.74m )
A comprehensive range of wall and floor mounted fitted kitchen units with work surfaces over, inset 1 1/2 bowl sink and drainer with mixer tap, tiled splash backs and surrounds, built-in eye-level double oven, fitted gas hob with concealed cooker hood over, plumbing for dishwasher, radiator, tiled flooring, twin lighting tracks, UPVC double glazed multi-pane window to the rear aspect, door opening to:

Rear Hallway 
Of mostly aluminium and double glazed construction with fitted water softener, vertical radiator, tiled flooring, lighting, power sockets, two sets of UPVC double glazed sliding patio style doors opening to the rear garden, further UPVC double glazed external entrance door opening to the rear garden, opening through to:

Orangery  16' 1" x 10' 3" ( 4.90m x 3.12m )
Of mostly aluminium, single glazed and double glazed construction (in keeping with the horticultural nature of the glasshouse construction) on a brick base with electrically operated opening roof to full length with manual/auto opening settings, two radiators, tiled flooring, lighting, power sockets, two mains cold water taps, two UPVC double glazed external entrance doors opening to each of the rear and separate Courtyard gardens.

Internal multi-pane double glazed French style doors open to a potential Annexe Area, which is currently arranged as a large utility room, home office and shower room, comprising;

Utility Room 8' 11" x 8' 8" ( 2.72m x 2.64m )
A comprehensive range of wall and floor mounted fitted kitchen units with work surfaces over, inset sink and drainer with mixer tap, tiled splash backs and surrounds, plumbing for washing machine, vertical radiator, tiled flooring, timber framed multi-pane French style doors with matching twin timber framed multi-pane double glazed internal windows, door opening to a ground floor shower room, further door opening to:

Home Office 15' 4" x 8' 8" ( 4.67m x 2.64m )
Radiator, telephone point, carpet flooring, timber framed double glazed window to the front aspect.

Ground Floor Shower Room 
Suite comprising close coupled w.c, wall mounted hand wash basin and shower cubicle with inset tiling, shower unit and non-opening glazing bricks to the rear aspect, allowing in natural light, tiled splash backs and surrounds, shaver point, heated towel rail, tiled flooring.

Bedroom 1/ Dining Room 12' 3" x 8' 11" ( 3.73m x 2.72m )
Radiator, telephone point, carpet flooring, UPVC double glazed window to the front aspect.

Ground Floor Bedroom 2 12' 10" x 9' ( 3.91m x 2.74m )
A range of fitted storage wardrobes, radiator, carpet flooring, UPVC double glazed window to the front aspect.

Ground Floor Bedroom 3 13' x 9' ( 3.96m x 2.74m )
Radiator, carpet flooring, UPVC double glazed window to the side aspect.

Ground Floor Shower Room 
Suite comprising close coupled w.c, pedestal hand wash basin and quadrant shower cubicle with inset tiling and shower unit, part tiled walls, heated towel rail, tiled flooring, UPVC double glazed window to the rear aspect.

Ground Floor W.C. 
Suite comprising close coupled w.c and vanity hand wash basin with storage under, part tiled walls, tiled flooring, UPVC double glazed obscure glass window to the rear aspect.

First Floor Landing 
(Sloping ceiling) Carpet flooring, doors opening to both first floor bedrooms.

Bedroom 4 14' x 9' ( 4.27m x 2.74m )
(Sloping ceiling) Radiator, carpet flooring, double glazed Velux style window, door opening to:

Tank Room 
Housing the water storage tank, hot water cylinder and the gas fired central heating boiler. Also offering additional storage in eaves storage spaces.

Bedroom 5 14' 6" x 9' ( 4.42m x 2.74m )
(Sloping ceiling) Radiator, carpet flooring, double glazed Velux style window.

Outside 
The property is approached via a block paved driveway, which provides off-road parking for two vehicles. The front gardens are hard-landscaped with York-stone paved pathways, stocked border areas and mature hedge boundary, providing a good degree of privacy from The Pightle.

These mature gardens wrap around the property and consist of an enclosed hard-landscaped feature courtyard area, which in turn opens to a well-proportioned rear/side garden with a feature brick and timber built Pergola and paved seating area. The property also boasts a timber workshop, external electric sockets in both the rear and courtyard gardens and a total of 4 outside mains cold water taps - two in each of the rear and courtyard gardens.

Workshop 15' 3" x 7' 2" ( 4.65m x 2.18m )
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, sport and leisure facilities and on the outskirts, a popular golf club. 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, pass Morrisons Daily, and at the traffic lights, turn right. At the mini roundabout, take the first exit onto London Street and at the next mini roundabout, take the first exit onto White Cross Road. Take the next left hand turn onto Beech Close, which merges onto Campingland and continue past the Campingland doctors surgery. Take the left hand turn at the Parish Church Rooms and the property is located tucked away behind this property.

By foot, walk down the side of Ward Gethin Archer onto The Pightle and continue almost towards the end, where the property will be found on the left hand side.



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.