Blacksmith's Lane, Burnham Norton, Kings Lynn

Trowland Barn
Unique opportunity to rent substantial, Grade II Listed barn conversion in one of North Norfolk's finest and most sought after locations; the hamlet of Burnham Norton. Trowland Barn is a 4 bedroom semi-detached dwelling, arranged over three floors with coastal views that are nothing short of breathtaking over the marshes to Scolt Head Island and Burnham Overy Staithe harbour. 10mins drive to Holkham Beach, 15 mins walk into pretty Georgian village of Burnham Market.

Access is via a remotely operated security gate to the rear parking area (ample for 4 cars/boat storage) patio and lawned garden. There is a 4 bay open cart-shed, part of which the owners use as an outdoor dining/entertainment area with Swedish wood burning stove, a potting shed with rustic outdoor kitchen, storage and WC. The entire garden is walled and secure.

Inside, the property has been finished to an exceptional standard. The reception hallway with fitted seat and boot/cloak storage leads to a hallway with staircase to upper floors and steps down to a cellar (racked out for extensive dry and ventilated storage) a WC, further storage cupboard, utility/prep kitchen and the main living area. This open plan space is a large kitchen, dining and family room with a custom made kitchen and island unit, electric Aga and separate Wolf oven and Wolf gas hob, Miele dishwasher and large Fisher-Paykel fridge/freezer, fitted pantry cupboard and dining bench. To the opposite end there is the family room with wood burning stove. There is also a garden room with dual aspect French doors opening onto the gardens and patio.

On the first floor there are two large double bedrooms, the master bedroom having extensive custom made fitted wardrobes, walk in wardrobe/housekeeping cupboard and en-suite with shower and bath. Double bedroom 2 also has extensive custom storage and access to a family shower room positioned on the landing. On the second floor are two further stunning double bedrooms with amazing views. Both these bedrooms have use of a shower room.

The property is served by superfast fibre broadband.


General Remarks & Stipulations

Rent: £3,250 per calendar month payable in advance.
Type of Let: Unfurnished Assured Shorthold tenancy.
Damage Deposit: ££3,750
Services: The tenants will be responsible for all services and council tax.
Availability: March 2025.
Term of Tenancy: 12 months.
EPC: C.
Tax Band: E.
Local Authority: Kings Lynn & West Norfolk, .
Viewings: Viewing strictly by appointment only through the selling agents Kings Lynn Office, .
Hours of Business: Monday to Friday 9am - 5.30pm, Saturday 9am - 1pm.

Before the tenancy starts payable to Brown & Co:
- Holding Deposit (if required): One week's rent
- Deposit: 5 weeks rent (6 weeks if rent over £50,000 per annum)
During the tenancy payable to Brown & Co:
- Variation of Contract at your request: £50 (inc.VAT) per agreed variation.
- Change of Sharer at your request: £50 (inc. VAT) per replacement tenant or any reasonable costs incurred if higher.
- Early Termination at your request: You will be liable to the 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.
- Unpaid Rent - payment of interest charged at 3% above the Bank of England Base Rate
- Lost key(s) or other Security Device(s): You are liable to the actual cost of replacing any lost key(s) or other security devices(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys will be charged to you. If extra costs are incurred there will be a charge to you of £15 per hour (inc. VAT) for time taken replacing lost key(s) or other security devices(s).

As well as paying the rent you may also be required to make the following permitted payments - (payable to the landlord) if applicable:
Utilities - gas, electricity, water or other.
Communication - telephone and broadband.
Installation of cable/satellite.
Subscription to cable/satellite supplier.
Television licence.
Council Tax.
Tenant Protection
Brown & Co LLP is a member of RICS Client Money Protection Scheme, RICS Firm Reference: 016189 which is a client money protection scheme, and also a member of The Property Redress Scheme, Membership Number: PRS012758 which is a redress scheme. You can find out more details on the agent's website or by contacting the agent directly.

Further agent note/
Some items, fixtures and fittings shown in photos are the landlord own and not included with the property.