Water Lane, Blackborough End, King's Lynn, PE32

A delightful, 2-bedroom Carrstone Cottage, positioned within this quiet village lane close to nearby walks and open countryside. Inside, the property includes a galley kitchen, central snug/study area and sitting room that enjoys an atmospheric, multi fuel burning stove. The outside has had much care and attention applied to it over recent years, having been transformed into a true Cottage Garden with a host of wild flowers, fruit trees and shrubs, along with soil beds suitable for home growing. Within this far reaching, private space, there is also a Shepherd’s Hut that stands in the far corner along with an outside, timber garden room which would make an ideal studio or retreat. Improvements have been made throughout including a new pantile roof in 2023, whilst there is still scope to make further changes, however, soon to be installed is a solar power system (with solar panels being added to the rear extension roof) along with a new water and heating system which will compliment the additional levels of insulation that have been added. A charming home both on the inside and out, early viewing is highly recommended.

Accommodation -

uPVC double glazed entrance door opening to:-

Lounge 13’1” x 11’5” (4.01m x 3.49m)

uPVC double glazed window to the front, ceiling beams, central multi fuel burning stove, wall mounted heater, ceiling beams.

Snug/Study 10’8” x 6’0” (3.27m x 1.84m)

uPVC double glazed window to rear, stairs to the first floor, wall mounted heater, door to:-

Kitchen 12’8” x 6’3” (3.87m x 1.91m)

uPVC double glazed window to the side, fitted with matching storage units with roll edge work surfaces over, stainless steel sink drainer, 4 ring hob with oven under, wall mounted heater, extractor fan, door to:-

Rear Entrance

Double doors to airing cupboard housing hot water cylinder, uPVC double glazed rear access door, door to:-

Bathroom

uPVC double glazed window to side, panelled bath with shower over, pedestal handwash basin, low level w.c., wall mounted heater, extractor fan.

First Floor Landing

Doors accessing both bedrooms.

Bedroom One 13’0” x 11’4” (3.98m x 3.48m)

uPVC double glazed window to the front, ceiling loft access, wall mounted heater.

Bedroom Two 10’0” x 6’1” (3.05m x 1.87m)

uPVC double glazed window to the rear, wall mounted heater, sloped ceiling.

Outside

The property is approached to the front via a private driveway that provides private parking for vehicles. This extends up and through a timber gate. To the rear, there are cottage gardens which extends to approx. 100ft which have an abundance mixture of fruit trees, shrubs, plants and wild flowers. The gardens are fully enclosed, with mostly new fencing, and also provide soil beds for home growing. There is much privacy throughout and to the far end, there is an original Shepherd’s Hut that stands providing an ideal space to accommodate friends or family which includes a built-in double bed. Nearer to the property, there is a timber studio/garden room which has full light and power, and which is filled with natural light from the windows that overlook the gardens.

Agents Notes:

The seller is intending to carry out works to the property to include a solar system, replacement electric heating as well as a new hot water heating cylinder. These works are due to take place in the first week of June. Please note that the solar panels will be owned outright by the property and are to be added to the rear extension roof. Once these works have been carried out the EPC will be reassessed.