Hall Farm Gardens, East Winch, King's Lynn

A spacious two-bedroom bungalow to let located in the desirable village of East Winch. This charming bungalow offers two bedrooms—one spacious double and one comfortable single. The home features a generous family bathroom complete with a bathtub and a separate shower cubicle. Additional living space includes a bright conservatory, a well-equipped kitchen, and a separate utility room for added convenience and a dedicated workshop. The property also benefits from a single garage, a large driveway, and ample off-road parking. Council Tax Band C, £1384.61, the property will be available from August 2025.

Conservatory - 5.26m x 2.95m -

Kitchen - 4.70m x 2.69m - Range of base and wall units, roll edge work top, inset sink with mixer tap over, built-in oven, electric hob, extractor over, integrated dishwasher and fridge, double glazed window, tiled floor.

Lounge - 6.20m x 3.86m (20'4" x 12'7") - Double glazed window, double glazed patio doors to rear, two radiators

Bedroom One - 3.35m x 3.35m (10'11" x 10'11") - Double glazed window, two radiators, fitted wardrobes

Bedroom Two - 2.72m x 2.18m ( 8'11" x 7'1") - Double glazed window, radiator

Bathroom - 3.12mx 2.39m (10'2"x 7'10") - Corner bath, shower cubicle, low level WC, wash hand basin, tiled floor and walls, two double glazed windows.

Utility Room - 5.21m x 3.05m - Space and plumbing for washing machine and dryer, oil boiler.

Workshop - 3.91m x 3.48m (12'9" x 11'5") - Power and light

Property Postcode - For location purposes the postcode of this property is: PE32 1NS

Viewing Arrangements - Viewing is by appointment with Ark Property Centre only. We suggest you call our office for full information about this property before arranging a viewing.

Rental Application - Holding Deposit: A refundable holding deposit (to reserve a property) equivalent to one week’s rent.
This will be withheld if the applicant (or the guarantor) provide false or misleading information, fail a right to rent check, withdraw from the proposed agreement or fail to take all reasonable steps to enter an agreement (i.e. responding to reasonable requests for information required to progress the agreement) before the ‘deadline for agreement’. The ‘deadline for agreement’ for both parties is usually 15 days after a holding deposit has been received (unless otherwise agreed in writing).
Deposit: A tenancy deposit is used as security for the performance of any obligations, or the discharge of any liability arising under or in connection with the tenancy for example in case of any damage or unpaid rent or bills at the end of the tenancy. A refundable tenancy deposit is capped at no more than five weeks’ rent where the annual rent is less than £50,000, or six weeks’ rent where the total annual rent is £50,000 or above
Changes to the Tenancy: Payments to change the tenancy when requested by the tenant, is capped at £50, or reasonable costs incurred if higher
Early Termination: If a tenant requests to leave before the end of their tenancy they will be charged to cover the financial loss that the landlord has suffered in permitting, or reasonable costs that have been incurred by the agent in arranging for the tenant to leave early, and for the rent they would have received before the tenancy reaches its end.
Late Rent Payment: A late rent payment will be charged if the rent is outstanding after 14 calendar days and has still not been paid. We will levy the late payment until day 14 but charge from day one. The charge will be at 3% above Bank of England base rate for each day that the payment is outstanding.
Lost Keys or Other Security Devices; Tenants will be charged a fee to cover the cost of replacing a lost key or security device. This fee will be dependent on the style and make of the key/lock/device. Reasonable costs that have been incurred as a result of having to replace the key or security device will be charged to the tenant.
Changes to the Tenancy; When requested by the tenant there will be a charge capped at £50, or reasonable costs incurred if higher.
Payment on variation, assignment or novation of a tenancy; When a tenant has requested it, there will be A £50 (including vat) charge to vary, assign or replace a tenancy. The payment cannot exceed £50 (including VAT) or the reasonable costs of the person to whom the payment is to be made in respect of the variation, assignment or novation of a tenancy.
Change of Sharer: £50 per replacement tenant or any reasonable costs incurred if higher, to cover the costs associated with taking landlord’s instructions, new tenant referencing and Right-to-Rent checks, deposit registration as well as the preparation and execution.
Payments in respect of Council Tax; Tenants are required pay the Council Tax on the property they rent unless otherwise stated in the tenancy agreement.
Payments for utilities; The tenant is responsible for payment for or in connection with the provision of a utility if the tenancy agreement requires the payment to be made. NB: In the Tenant Fees Act, utility, means electricity, gas or other fuel, water or sewage.
WE ARE MEMBERS OF UKALA CLIENT MONEY PROTECTION SCHEME
WE ARE MEMBERS OF THE PROPERTY OMBUDSMAN REDRESS SCHEME

Verified Material Information - Council tax band: C
Annual charge: N/A
Property construction: Brick
Electricity supply: Mains
Solar Panels: N/A
Other electricity sources: N/A
Water supply: Mains
Sewerage: Cesspit
Heating: Oil
Heating features: N/A
Broadband: As stated by Ofcom, Standard and Superfast are available, Ultrafast is not available
Mobile coverage: As stated by Ofcom, EE is limited to voice and data, O2 and Vodafone are limited to voice and nothing for data and voice and data is not available for Three

Parking: Driveway and Single Garge
Building safety issues: N/A
Restrictions: N/A
Public right of way: N/A
Flood risk: Surface water- low, rivers and the sea- low, other flood risks- Groundwater, flooding from groundwater is unlikely in this area. Reservoirs-flooding from reservoirs is unlikely in this area.
Coastal erosion risk: No
Planning permission: Please refer to Borough Council of King's Lynn & West Norfolk for any relevant planning applications in the area.
Accessibility and adaptations: None
Coalfield or mining area: No
Energy Performance rating: D

Outside - Gravel drive, off road parking for several vehicles and a detached single garage. Side gate gives access to the well maintained rear garden which has a small lawned area and raised flower beds and a water feature.