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This beautifully presented three bedroom semi-detached home is set on a generous plot and offers a perfect balance of character and modern comfort. The property features a self-contained one-bedroom annexe, ideal for multi generational living, as well as a versatile garden studio, perfect for working from home or pursuing hobbies. The spacious interior includes a large kitchen/dining room, a utility room, and both a bathroom and a shower room, ensuring convenience for family living. With charming character features throughout, off-road parking, and well-maintained gardens, this home provides flexible living in a highly desirable location, making it perfect for families or those seeking additional space.
Attleborough is a thriving market town located between Norwich and Thetford in the district of Breckland. The town has a fantastic variety of shops and supermarkets, a primary and secondary school, a sports hall, doctors' surgeries, dentists, opticians, banks and building societies, restaurants and takeaways. There is also a weekly market held on Thursdays. The town also benefits from excellent road links to London being close to the A11 and having a train station on the main line between Norwich and Cambridge. The property also falls within the catchment area of Wymondham College, one of Norfolk's most renowned state boarding and day schools. This proximity offers families in Besthorpe convenient access to the college's exceptional educational opportunities, which include high academic standards, extensive extracurricular programs, and state-of-the-art facilities.
Approached by a large shingle driveway with gated access leading to the rear garden. The gardens are predominantly laid to lawn with pergola and patio seating area, summerhouse and studio giving ideal space for working from home, all being enclosed giving privacy within.
ENTRANCE PORCH: Double glazed sash window to side and door to front. Access to entrance hall.
ENTRANCE HALL: Window to side aspect, stairs rising to first floor level with under stairs storage.
SHOWER ROOM: - 1.68m x 1.52m (5'6" x 5'0") Comprising walk-in shower, low level wc and heated towel rail. Part tiled. Window to side.
LIVING ROOM: - 6.45m x 3.96m (21'2" x 13'0") Sash window to front and feature fireplace to side with wood burner.
KITCHEN/DINER: - 8.08m x 2.74m (26'6" x 9'0") Dual aspect to side and rear, this large kitchen offers a good range of wall and floor units, work surfaces, Butler sink, oven with gas hob, space for fridge freezer, stable door giving external access to the rear.
INNER HALL: Giving access to bathroom and utility.
UTILITY: - 2.03m x 1.83m (6'8" x 6'0") Window to side aspect, space for washing machine and tumble dryer.
BATHROOM: - 3.43m x 2.18m (11'3" x 7'2") Comprising low level wc, hand wash basin and panelled bath with shower over. Windows to rear and side.
FIRST FLOOR LEVEL - LANDING: Giving access to bedrooms.
BEDROOM: - 2.54m x 4.34m (8'4" x 14'3") Sash windows to front, with built-in wardrobes and cast iron fireplace. Access to wc.
WC: - 1.14m x 0.84m (3'9" x 2'9") With low level wc and hand wash basin.
BEDROOM: Window to rear.
BEDROOM: - 2.79m x 3.00m (9'2" x 9'10") Window to rear.
LOFT SPACE: - 5.36m x 4.29m (17'7" x 14'1") Velux window.
SELF-CONTAINED ANNEXE: KITCHEN: - 2.16m x 2.95m (7'1" x 9'8") Access via front door, offering wall and floor units, work surfaces, built-in oven and gas hob, inset stainless steel sink, space for washing machine. Window to rear aspect.
LIVING ROOM: - 4.55m x 2.92m (14'11" x 9'7") Two windows to side aspect.
BEDROOM: - 2.77m x 2.90m (9'1" x 9'6") Window to front aspect.
SHOWER ROOM: - 2.06m x 1.22m (6'9" x 4'0") Comprising walk-in shower, low level wc and hand wash basin. Heated towel rail.
AGENTS NOTE: The agent has been advised that the property was flooded due to surface water in 2023.
SERVICES: Drainage - mains Heating - gas EPC Rating D Council Tax Band C Tenure - freehold
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Mill Lane, Besthorpe, Attleborough, NR17
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Holding Deposit (per tenancy): One week’s rent. This is to reserve a property. Please Note: This will be withheld if any relevant person (including any guarantor(s)) withdraw from the tenancy, fail a Right-to-Rent check, provide materially significant false or misleading information, or fail to sign their tenancy agreement (and / or Deed of Guarantee) within 15 calendar days (or other Deadline for Agreement as mutually agreed in writing).
Security Deposit (per tenancy): Five weeks’ rent. This covers damages or defaults on the part of the tenant during the tenancy.
Unpaid Rent: Interest at 3% above the Bank of England Base Rate from Rent Due Date until paid in order to pursue non-payment of rent. Please Note: This will not be levied until the rent is more than 14 days in arrears.
Lost Key(s) or other Security Device(s): Tenants are liable to the actual cost of replacing any lost key(s) or other security device(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys for the tenant, landlord any other persons requiring keys will be charged to the tenant. If extra costs are incurred there will be a charge of £15 per hour (inc. VAT) for the time taken replacing lost key(s) or other security device(s).
Variation of Contract (Tenant’s Request): £50 (inc. VAT) per agreed variation. To cover the costs associated with taking landlord’s instructions as well as the preparation and execution of new legal documents.
Change of Sharer (Tenant’s Request): £50 (inc. VAT) 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 of new legal documents.
Early Termination (Tenant’s Request): Should the tenant wish to leave their contract early, they shall be liable to the landlord’s costs in re-letting the property as well as all rent due under the tenancy until the start date of the replacement tenancy. These costs will be no more than the maximum amount of rent outstanding on the tenancy.
TENANT FEES SCHEDULE FOR ALL ASSURED TENANCIES
BEFORE YOU MOVE IN
Company Referencing Fee: £150.00 (inc. VAT)
Guarantor Fees: £145.00 (inc. VAT) per guarantor. Covering credit referencing and preparing a Deed of Guarantee (or as part of the Tenancy Agreement).
Security Deposit (per tenancy): Five weeks’ rent (standard amount) but this may be increased, subject to agreement between Landlord and Tenant, should the Tenant have any pets or Landlords request higher deposit. This covers damages or defaults on the part of the tenant during the tenancy.
DURING TENANCY
Renewal Fees (Tenant’s Share): £60.00 (inc. VAT) per tenancy Contract negotiation, amending and updating terms and arranging for the signing of a further Tenancy Agreement/Company Letting Agreement.
Variation of Contract (Tenant’s Request) – Including Change of Approved Occupier:£50 (inc. VAT) per agreed variation. To cover the costs associated with taking landlord’s instructions as well as the preparation and execution of new legal documents.
Cancelled Management Visit: £18.00 (inc. VAT) This may be made to Tenants that cancel Management Visit appointments less than twenty four hours beforehand.
END OF TENANCY
Check out Fee: £75.00 (inc. VAT) per tenancy. Attending the property to undertake an updated Schedule of Condition based on the original inventory and negotiating the repayment of the security deposit.
Early Termination (Tenant’s Request): Should the tenant wish to leave their contract early, they shall be liable to the landlord’s costs in re-letting the property as well as all rent due under the tenancy until the start date of the replacement tenancy. These costs will be no more than the maximum amount of rent outstanding on the tenancy.
Order for Possession: To pay the Landlord's full costs of obtaining and enforcing an order for possession if the Tenant does not give up vacant possession upon expiry of a valid notice seeking possession served by the Landlord or his Agent, and the Landlord is subsequently granted an order for possession by a court.
OTHER FEES AND CHARGES
Unpaid Rent/Returned Payments: Bank charges incurred by Landlord or Agent in relation to non-payment of Rent.
Lost Key(s) or other Security Device(s): Tenants are liable to the actual cost of replacing any lost key(s) or other security device(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys for the tenant, landlord any other persons requiring keys will be charged to the tenant. If extra costs are incurred there will be a charge of £15 per hour (inc. VAT) for the time taken replacing lost key(s) or other security device(s).
Breach of terms of the tenancy: In the case of a breach of the terms of the tenancy by the Tenant, a charge for reasonable costs may be made in addition to the costs of any remedial work, in order to compensate the Landlord or his Agent for their reasonable expenses including the full cost of taking legal advice and legal action in relation to any breach of the terms of the tenancy by the Tenant.