Goodrick Place, Swaffham

SUMMARY
>>NO ONWARD CHAIN - 2 Bedroom terrace house located within this well-established age-restricted retirement development set within a short walk of the town centre and close to Campingland. The property is presented in good decorative order and boasts a ground floor shower room, conservatory and more.


DESCRIPTION
A well-presented 2 bedroom terraced home located within an over 55's development, just a short walk from the centre of the town and yet in a quiet cul de sac position. The purpose built development boasts private and communal gardens and is close to both shops and doctors

Briefly, the ground floor accommodation comprises; entrance hall with stairs rising to the first floor landing, fitted shower room, open-plan lounge/dining room, conservatory and fitted kitchen. This is complemented on the first floor by two well proportioned bedrooms, a boiler/storage room and a further bathroom. Coupled with this accommodation, the property has gas fired radiator heating and UPVC double glazed windows throughout. Outside, there is an enclosed front garden, together with a private, rear garden and a single garage with in the en bloc garaging area.

An internal viewing is essential to fully appreciate the accommodation and location offered for sale!

Accommodation 
Part glazed UPVC entrance door with storm canopy over opening to:

Entrance Hall 
Carpet flooring, radiator, stairs rising to first floor landing, built-in storage cupboard, internal doors opening to all ground floor rooms.

Ground Floor Shower Room 7' 1" x 5' 8" ( 2.16m x 1.73m )
Suite comprising low level w.c, pedestal hand wash basin, walk-in shower cubicle with mains powered shower over and shower boarded walls behind, radiator, obscure glass window to the front aspect.

Lounge 13' 7" x 7' 10" ( 4.14m x 2.39m )
Carpet flooring, radiator, television and telephone point, serving hatch opening to kitchen, double glazed window to the rear aspect.

Dining Room 11' 6" x 10' 7" ( 3.51m x 3.23m )
Carpet flooring, radiator, UPVC double glazed sliding doors opening to:

Conservatory 9' x 6' 8" ( 2.74m x 2.03m )
Of UPVC double glazed construction, carpet flooring, UPVC external entrance door opening to the rear garden.

Kitchen 11' 1" x 7' 10" ( 3.38m x 2.39m )
A range of floor and wall mounted kitchen units with work surfaces over, inset 1 & 1/2 bowl stainless steel sink and drainer with mixer tap over, built-in electric oven, ceramic hob with extractor hood over, space for fridge freezer, space and plumbing for a washing machine, radiator, double glazed window to the front aspect.

First Floor Landing 
Carpet flooring, built in storage cupboard, internal doors opening to all first floor rooms.

Bedroom 1 15' 10" x 11' 6" max narrowing to 9' 9" min ( 4.83m x 3.51m max narrowing to 2.97m min )
Carpet flooring, two radiators, built-in wardrobes, window over looking the rear aspect, velux style window,

Bedroom 2 10' 1" x 7' 10" ( 3.07m x 2.39m )
Carpet flooring, radiator, vanity hand wash basin with mixer tap over, window overlooking the front aspect.

Drying / Boiler Room 7' 10" x 4' 5" ( 2.39m x 1.35m )
Tile effect flooring, wall mounted gas fired central heating boiler.

Bathroom 
Suite comprising low level w.c, pedestal hand wash basin, panelled bath with mixer taps over, vinyl flooring, velux style window, radiator, half height tiled walls.

Outside 
The property is approached by a brickweave walkway, a ramp allows access to the front door.

The rear garden is boardered by a timber fence, fully paved and accompanied by shrubs and plants.

Garage 
Of brick built construction, up and over door.

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 B.

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

Agents Note 
This property boasts a 999 year lease from 12th April 1990. There is a service charge of approximately £120 per calendar month and due on the first of each month. Further details of this can be obtained from the vendors solicitor at the time of purchase.

Agents Note 
It is understood the lease contains a special 'Sinking Fund' provision, to cope with the cost of major repairs, renewals and improvements etc. The cost of the 'Sinking Fund' is not added to the service charge, but instead the owners contribute to the Sinking Fund when they eventually sell their property and leave Goodrick Place. We have been advised that the rate of charge is 0.4% of the eventual sale price, multiplied by the number of full years in residence and then a portion monthly thereafter. The Sinking Fund is to ensure that Goodrick Place is kept in good repair and that improvements are made to keep it up to modern standards. Having adequate funds available to cover future major expenditure, repairs and renewals should ensure that the property will retain its value and continue to be a good investment in the future.


DIRECTIONS
From the town centre, proceed along London Street and turn left at the mini roundabout into White Cross Road. Take the first left into Beech Close follow to Campingland and past the doctors surgery. Goodrick place is on the left hand side.
On foot turn into The Pightle and the property can be found on the left hand side.


We currently hold lease details as displayed above, should you require further information please contact the branch. Please note additional fees could be incurred for items such as leasehold packs.



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.