Shepherds Fold, Swaffham

SUMMARY
>>FOR SALE BY MODERN AUCTION! - An well-proportioned 4 bedroom detached home, located within the historic market town of Swaffham. This stunning home boasts a kitchen with utility, lounge, dining room, conservatory, en-suite shower room, family bathroom, ground floor cloakroom, double garage & more


DESCRIPTION
We are delighted to welcome to the market this well-presented and spacious 4 bedroom detached family home, situated within this ever-popular edge of town development, which is located within easy reach of local schools, Swaffham town centre, amenities and facilities.

For Sale by Modern Method of Auction: Starting Bid Price £300,000 (plus reservation fee)

In brief, the expansive accommodation comprises; entrance hall, ground floor cloakroom w.c, generous lounge with feature fireplace, dining room, conservatory, modern fitted kitchen with breakfast bar and utility. This is complemented on the first floor by the master bedroom with walk-in wardrobe and en-suite shower room, three further bedrooms with built-in wardrobes and the family bathroom.

Coupled with this, the property is heated via a gas fired radiator system with UPVC double glazed windows throughout. Outside, this wonderful home benefits from a double-width driveway providing off-road parking and access to the double garage, with well-stocked, lawned garden to the front and hard landscaped to the rear.

A full internal inspection is essential to fully appreciate the size, presentation and location offered for sale!

Auctioneer's Comments 
This property is offered through Modern Method of Auction. Should you view, offer or bid your data will be shared with the Auctioneer, iamsold Limited. This method requires both parties to complete the transaction within 56 days, allowing buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey). The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee of 4.5% of the purchase price including VAT, subject to a minimum of £6600.00 including VAT. This fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability. Buyers will be required to complete an identification process with iamsold and provide proof of how the purchase would be funded. The property has a Buyer Information Pack containing documents about the property. The documents may not tell you everything you need to know, so you must complete your own due diligence before bidding. A sample of the Reservation Agreement and terms and conditions are contained within this pack. The buyer will also make payment of no more than £349 inc. VAT towards the preparation cost of the pack. Please confirm exact costs with the auctioneer. The estate agent and auctioneer may recommend the services of other providers to you, in which they will be paid for the referral. These services are optional, and you will be advised of any payment, in writing before any services are accepted. Listing is subject to a start price and undisclosed reserve price that can change.

Accommodation 
Recessed storm porch, UPVC part composite external entrance door opening to:

Entrance Hall 
UPVC double glazed fixed side window to front aspect, radiator, stair case rising to first floor landing, internal doors opening to lounge, kitchen, dining room, double garage and further door opening to:

Ground Floor Cloakroom W.C 
Suite comprising low level w.c, vanity hand wash basin, tiled flooring, extractor fan.

Lounge 17' 10" x 11' 3" ( 5.44m x 3.43m )
Feature electric fireplace with decorative surround and hearth, radiator, carpet flooring, television and telephone points, dual aspect UPVC bow window to the front and side.

Dining Room 12' x 9' 11" ( 3.66m x 3.02m )
Radiator, carpet flooring, telephone point, UPVC double glazed window to the front aspect, UPVC double glazed sliding patio style doors opening to the conservatory.

Conservatory 7' 9" x 7' 8" ( 2.36m x 2.34m )
Of UPVC double glazed construction with tiled flooring and sliding patio doors.

Kitchen 14' 10" x 11' 10" ( 4.52m x 3.61m )
A comprehensive range of shaker style wall and floor mounted fitted kitchen units with work surfaces over, inset sink and drainer with mixer tap, tiled splash backs and surrounds, integrated eye-level oven, gas hob with concealed cooker hood over, space for a dishwasher, space for under counter appliances, radiator, laminate flooring, breakfast bar, UPVC double glazed windows to side and rear aspect.

Utility Room 7' 8" x 7' 7" ( 2.34m x 2.31m )
A further extension of the shaker style fitted kitchen units work surfaces over, integrated fridge/freezer, space and plumbing for a washing machine, laminate flooring, UPVC double glazed window and door to the garden.

First Floor Landing 
Airing cupboard, carpet flooring, loft access, doors opening to all bedrooms, the shower room and the family bathroom.

Master Bedroom 12' 3" x 11' 2" ( 3.73m x 3.40m )
Radiator, carpet flooring, telephone point, UPVC double glazed window overlooking the front aspect, walk-in dressing room with built-in wardrobes and door opening to:

En Suite Shower Room 
Suite comprising low level w.c, vanity hand wash basin with storage under, corner shower cubicle with electric shower unit, part tiled walls, heated towel rail, UPVC double glazed window to the side aspect

Bedroom 2 11' 10" x 9' 6" ( 3.61m x 2.90m )
Built-in wardrobe, radiator, carpet flooring, dual aspect UPVC double glazed window overlooking the side and rear.

Bedroom 3 11' 10" x 9' 6" ( 3.61m x 2.90m )
Built-in wardrobe, radiator, carpet flooring, UPVC double glazed window overlooking the rear aspect.

Bedroom 4 8' 10" x 7' 11" ( 2.69m x 2.41m )
Built-in wardrobe, radiator, carpet flooring, UPVC double glazed window overlooking the front aspect.

Family Bathroom 
Suite comprising low level w.c, hand wash basin with storage under, panelled bath with mixer tap and electric shower over, fully tiled walls, radiator, UPVC double glazed obscure glass window overlooking the rear aspect.

Outside 
To the front of the property, there is a driveway providing side by side off-road parking and access to the double garage. A well-manicured lawn garden with shrubs to the front border. A pathway leads to the front entrance door.

The attractive enclosed rear garden is laid mainly to hard landscape with a paved patio seating area, well-stocked border areas with an array of plants and shrub beds, the enclosed garden has external lighting, an outside tap and has a personal door opening to the double garage.

Double Garage 18' 5" x 18' 1" ( 5.61m x 5.51m )
Electric roller door, power sockets, lighting, UPVC double glazed window to the rear, doors opening to the garden and hallway

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 has 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 and sport and leisure facilities. 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 D.

Please note that once a sale takes place, the Council Tax band will be reviewed and may be subject to change.


DIRECTIONS
From the William H Brown Swaffham office, proceed along Lynn Street past Morrisons and at the traffic lights, turn right and continue south out of town along London Street. Take the left hand turn onto Watton Road and proceed along, taking the left hand turn onto Heathlands. Take the first right hand turn onto Shepherds Fold, continue and 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.