The Laurels, Chapel Lane, , NR12 0TD GUIDE £ 465,000

sitting/dining room, sitting/family room, kitchen/breakfast room and door through to boot room. Pamment floor. Radiator. Arch through to kitchen.

KITCHEN/BREAKFAST ROOM

A detached home in a private position in East . DIRECTIONS Accommodation includes four bedrooms, sitting room, Proceed out of on the A1151 Road and pass dididi ning room, kitchen/breakfast room. Double garage. through Wroxham and . Take the Stalham bypass and turn left immediately after Stalham proceeding into Ingham. Pleasant gardens. Planning permission for extension. Branch left at the public house and continue into Lessingham. The road winds round to the right, go over the road at the junction Divided into two portions with eating and cooking area. Windows DESCRIPTION and turn left into Chapel Lane. The property will be seen at the far to side and rear. Quarry tiled floor. Range of low level and wall The Laurels comprises a detached home dating back to 1850 or end on the right hand side. mounted painted units. Work surfaces. Twin display cabinets. thereabouts with later additions and occupies a good plot of land Four ring electric hob with extractor above. Built-in Neff electric with a great deal of privacy. The house is within striking distance ACCOMMODATION double oven. Plumbing for washing machine and dishwasher. 1½ bowl single drainer stainless steel sink unit. Space for fridge. of the coast but is within easy reach of Norwich and close to On the Ground Floor:- Stalham for local shopping and transport facilities. Inset ceiling spotlights. ENTRANCE HALL The vendors have created a family home with flexible accommodation and there is scope to use the two sitting rooms for a number of purposes. Planning consent is also available for a first floor extension and ground floor link into the garage.

The property is in excellent decorative order and has been very well maintained throughout by the vendors.

LOCATION Lessingham is situated in East Norfolk, about 3 miles from Stalham, 9 miles from and 17 miles from the city of Norwich with all its shopping, transport and cultural facilities, including mainline rail station and airport. There are local shopping and transport facilities in Stalham but the important thing is the privacy here. The East Norfolk coast is within easy reach as well as the coast via North Walsham and SIDE HALL access to Norfolk is also good. Approached from the rear of the property with doors to Door to side of property. Radiator. Door to cloakroom and bathroom.

CLOAKROOM SITTING/FAMILY ROOM On the First Floor: - Window to front. Low level WC. LANDING BATHROOM Doors to bedrooms and shower room. Hatch to roof space. Views of open farmland at the rear.

BEDROOM 1

Window to front. Fireplace incorporating multi-fuel stove. Radiator. Timber floor. Door back to hall.

Window to front. Bath unit with tiled surround and shower BACK HALL attachment. Pedestal wash hand basin. Radiator. Part tiled Approached from the sitting room or the boot room. Under stairs walls. Coloured stone floor tiles. Hatch to side roof space. storage. Window to rear. Access to inner hall. A double bedroom with windows to front and rear. Twin built-in BOOT ROOM INNER HALL cupboards providing hanging and storage space. Radiator. Adjoining the wide entrance hall. Window to rear. Access through Door to rear garden. Radiator. to further ancillary rooms. Pamment floor. Built-in cupboard with BEDROOM 2 general storage. Space for hanging coats. BEDROOM 4 Window to rear. Radiator.

SITTING/DINING ROOM BEDROOM 3 Window to front. Radiator. Airing cupboard with hot water cylinder, immersion heater and slatted shelving.

SHOWER ROOM

Windows to front, side and rear. Radiator. Night storage heater. Views of open farmland. Suitable for a number of purposes. Window to front. Door to front hall. Fireplace incorporating wood burning stove. Radiator. Wall lights. Interested parties should be aware that there is scope to extend the property here, creating a further bedroom above and linking FRONT HALL into the garage. Details are available at the office of the vendors’ Formerly th e entrance to the property. Windows to front and side. agents. Window to front. Individual fully tiled shower unit. Pedestal wash Radiator. Door to sitting/family room. Stairs to first floor. hand basin. Low level WC. Radiator. A fully tiled room.

OUTSIDE The property is approached from Chapel Lane and a drive leads up to the rear of the house and the double garage.

The garage is constructed of brick with a pitched main roof and provides space for two vehicles with concrete floor, up and over door and general storage space.

This garage is the subject of planning consent as mentioned earlier in these particulars. Details are available at the office of the vendors’ agents.

SERVICES Mains water and electricity are connected to the property. There is a private drainage system. There is no mains gas.

AGENT’S NOTE: The photographs shown in this brochure have been taken with a camera using a wide angle lens and therefore interested parties are advised to check the room measurements prior to arranging a viewing. The grounds are a major feature of the property, being mainly laid to lawn with flower borders and specimen trees and the vendors Viewing Strictly by Prior have created a lovely private garden. The rear garden in particular Appointment through the is quite delightful, being mainly laid to lawn, and the whole is Selling Agents’ Norwich Office. mainly surrounded by hedging and features a pond. There is planning consent for the erection of a double cart lodge in the Tel: 01603 629871 corner of the plot as well.

These Particulars were prepared in May 2015 . Ref: NRS5701

IMPORTANT NOTICES Brown & Co for themselves and for the Vendors or Lessors of this Property give notice that: 1. These particulars are intended to give a fair and accurate general outline only for the guidance of intending Purchasers or Lessees and they do not constitute an offer or contract or any part of an offer or contract. 2. All descriptions, dimensions, references to condition and other items in these Particulars are given as a guide only and no responsibility is assumed by Brown & Co for the accuracy of individual items. Intending Purchasers or Lessees should not rely on them as statements or representations of fact and should satisfy themselves as to the correctness of each item by inspection or by making independent enquiries. In particular, dimensions of land, rooms or buildings should be checked. Metric/imperial conversions are approximate only. 3. Intending Purchasers or Lessees should make their own independent enquiries reg arding use or past use of the property, necessary permissions for use and occupation, potential uses and any others matters affecting the property prior to purchase. 4. Brown & Co, and any person in its employ, does not have the authority, whether in thes e Particulars, during negotiations or otherwise, to make or give any representation or warranty in relation to this property. No responsibility is taken by Brown & Co for any error, omission of mis-statement in these particulars. 5. No responsibility can be accepted for any costs or expenses incurred by intending Purchasers or Lessees in inspecting the property, making further enquiries or submitting offers for the Property. 6. All prices are quoted subject to contract and exclusive of VAT, except where otherwise stated. 7. In the case of agricultural property, intending purchasers should make their own independent enquiries with the RPA as to Sin gle Payment Scheme eligibility of any land being sold or leased. 8. Brown & Co is the trading name of Brown & Co – Property and Business Consultants LLP. Registered Office: Granta Hall, Finkin Street, Grantham, Lincolnshire NG31 6QZ. Registered in and Wales. Registration Number OC302092. The Atrium, St George’s Street, Norwich, NR3 1AB 01603 629871 [email protected] Printed by Ravensworth 01670 713330