Ploughboy Lane, Saham Hills, Thetford

SUMMARY
** NO ONWARD CHAIN ** A beautifully renovated detached three-bedroom home in peaceful Saham Hills, featuring new plumbing, boiler, EV charger and a gated entrance. Ready to move into and perfectly placed for local amenities.


DESCRIPTION
For sale by Modern Auction
William H Brown are pleased to present this newly renovated, detached three-bedroom home in the sought-after village of Saham Hills. Just two miles from the market town of Watton, the property offers a peaceful rural setting while remaining within easy reach of local amenities, including schools, shops and a doctor’s surgery.


The interior has been fully updated to a high standard to compliment contempary living whilst holding its beautiful character, featuring new plumbing, a new boiler, partially re-wirred and fully tested with a secure gated entrance. The layout provides generous and versatile living space, making it well suited to families or anyone seeking a modern home ouzing period features in a desirable village location.


The ground floor includes an entrance hall, cloakroom WC, a spacious lounge with bi-fold doors, a contemporary kitchen/diner and a separate utility room. Upstairs, the main bedroom benefits from its own en-suite, accompanied by two further bedrooms and a well-appointed family bathroom.


Outside, the property enjoys a sizeable teared gravelled rear garden complete with a large wooden workshop, patio area and an attractive brick boundary wall. The bi-fold doors from the lounge open onto a side garden with decking, creating an inviting space for outdoor dining or relaxation and all day sun.
This beautifully finished home is ready to move into and offers modern comforts in a tranquil countryside setting.

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.

Entrance Hall 
Wood effect flooring, Radiator, UPVC door, Glass block window, Stairs to the first floor, exposed beams.

Cloakroom Wc 
Tiled flooring, Radiator, Low-level WC, Handwash basin, Frosted double glazed window to the rear aspect

Lounge 
Carpet flooring, Radiator, Double glazed window to the front aspect, Spot lighting, Double glazed bi-fold doors to the rear aspect

Kitchen/Diner 
Wood effect flooring, Double glazed windows to the front, rear and side aspect, Range of wall mounted low-level units, Complimentary squared-edge worksurfaces, soft close drawers, Inset ceramic 1.5 sink/drainer, Central island breakfast bar with low-level cupboards, Brand new range style cooker, Brand new extractor hood, Double glazed door to the rear, Two storage cupboards, American style fridge freezer

Utility Room 
Wood effect flooring, Radiator, Double glazed door to the side aspect, Range of wall mounted low-level units, Complimentary squared-edge worksurfaces, Intergrated washing maching, Intergrated dishwasher, Ceramic sink, Combi oil boiler

First Floor Landing 
Radiator, Double glazed windows to the side and rear aspect, Stained glass window, Exposed beams

Bedroom One 
Wood effect flooring, Double glazed windows to the rear and side aspect, Two Radiators, Large Velux window, Walk-in wardrobe, Loft access

En-Suite 
Tiled flooring, Frosted double glazed window to the rear, Double-sized walk-in tiled shower, Extractor fan, Wall mounted heated towel rail, Low-level WC, Pedestal handwash basin

Bedroom Two 
Wood effect flooring, Radiator, Double glazed window to the front aspect, Exposed beams, Stained glass windows

Bedroom Three 
Wood effect flooring, Double glazed window to the front aspect, Radiator, Velux window

Bathroom 
Tiled flooring , Velux window, Frosted glass tiles, Exposed beams, Panelled bath and overhead tiled shower

Agents Note 
What Three Words Location - ///basin.aimed.carpentry



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.