Middle Farm Cottages, Little Massingham

SUMMARY
FOR SALE BY AUCTION >> 2 bedroom semi-detached cottage, located in a wonderful rural village of Little Massingham. Set on a generous plot, the property backs onto open fields and further boasts a lounge with open fireplace, bathroom and shower room, off-road parking & more...


DESCRIPTION
We are pleased to present to the market this 2 Bedroom semi-detached cottage, offered for sale by Auction on Monday 8th September! 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 tto 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 be able to bid, provided you have registered to bid online.

This charming 2 bedroom semi detached, former farm workers cottage, is presented to the market for sale with no onward chain. Situated in the village of Little Massingham.

In brief, the ground floor accommodation comprises; lounge, kitchen, rear lobby and ground floor bathroom. This is complemented on the first floor by two good sized bedrooms and the first floor shower room. Coupled with this accommodation, the property further benefits from oil fired radiator central heating and UPVC double glazed windows. Outside, the property sits on an established and well-proportioned gardens, the property boasts off road parking, the property would benefit from a programme of improvement and decorative enhancement.

Accommodation: 
A storm porch to the front of the property

Lounge 13' 1" into recess x 10' 5" ( 3.99m into recess x 3.17m )
Radiator, open fire place, television and telephone points, carpet flooring, UPVC double glazed window to the front.

Kitchen 13' 1" max x 10' 5" ( 3.99m max x 3.17m )
A range of floor mounted fitted kitchen units with wood effect work surfaces over, inset stainless steel sink and drainer with mixer tap, space for electric free-standing cooker hood over, radiator, space for a free standing fridge/freezer, space and plumbing for a washing machine, UPVC double glazed windows to the rear, door opening to:

Rear Lobby 10' x 5' 9" ( 3.05m x 1.75m )
UPVC Double glazed window to rear aspect and rear entrance door opening to the garden

Ground Floor Bathroom 
Suite comprising low level w.c, pedestal hand wash basin, panelled bath with shower over, part tiled walls, radiator, UPVC double glazed obscure glass windows to the side aspect.

Landing 
Two x UPVC double glazed windows to side aspect

Bedroom 1 11' 10" x 10' 3" ( 3.61m x 3.12m )
Built-in storage cupboard, radiator, carpet flooring, UPVC double glazed window overlooking the front aspect.

Bedroom 2 10' 7" x 10' 3" ( 3.23m x 3.12m )
Radiator, carpet flooring, UPVC double glazed window overlooking the rear aspect.

First Floor Shower Room 
Suite comprising low level w.c, pedestal hand wash basin, shower unit with shower over, radiator, UPVC double glazed obscure glass windows to the side aspect.

Outside 
This property is set on a generous plot, the front garden is laid to lawn with hedging to the front boundary, the front opens into the side/rear gardens and gives access to the outside storage in-built to the property

The generous rear garden is completely laid lawn with a hedge and fence boundary, access is available to the off road parking area

Location 
Little Massingham lies between the bustling market towns of Swaffham and Fakenham and is within a 25 minutes' drive of the North Norfolk coast, with its stunning white sandy beaches, cliff views and walks. Little Massingham is a neighbouring village to Great Massingham, which is renowned for its ponds, greens and the Dabbling Duck public house, serving quality food and local ales, together with the village shop, well-regarded primary school and the 13th century Church of St Mary. A broader range of amenities are available in the nearby towns including supermarkets, doctors and dental surgeries, smaller independent shops, as well as Swaffham's thriving Saturday market. There are direct train links to Cambridge and London Kings Cross from Downham Market and King's Lynn.

Council Tax Band 
This property is Council Tax band B.

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 £1,500 (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.

Viewings: 
Viewings are strictly via appointment. Please contact William H Brown Swafham Office


DIRECTIONS
Leave Swaffham via the A1065 in the direction of Fakenham. After approximately four miles take the left hand turn, signposted 'Castle Acre'. Follow this road into the village of Castle Acre and up through the Bailey Gate. Follow this road around to the right and stay on this road leaving the village along Massingham Road. At the crossroads, continue straight over and into the village of Great Massingham. Proceed through the village along Castle Acre Road and Station Road, continue through the village and into Little Massingham. Take the second left hand turn onto Church Lane and continue for 800 yards where the property will be found on the right 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.