Description
The most attractive 2 bedroom period cottage situated adjacent to St Botolph’s Church, Grimston. Well laid out accommodation with UPVC double glazing and most conveniently located within walking distance of village amenities.

Grimston is a sought-after village situated around 6 miles to the East of King's Lynn and forms part of a group with neighbouring Congham, Roydon and Pott Row. These villages provide residents with a range of local amenities including shop, Post Office, doctors surgery, pubs, butchers and spa hotel at Congham Hall. The area is surrounded by delightful countryside with various local walking spots on the doorstep including NWT Roydon Common and Royal Sandringham, both only a short drive away. The famous North Norfolk coastline with its broad, sandy beaches and secluded villages is also within easy reach via the A149 coast road. King's Lynn offers a further range of amenities both in the town centre and Hardwick Retail Park which is well stocked with supermarkets and large retailers. The town centre benefits from a mainline railway station offering a direct route to London Kings Cross via the cities of Ely & Cambridge. Church Cottage is a most attractive carrstone and pantiled residence on the edge of Grimston village adjacent to St Botolphs Church. Well set back from Gayton Road, the property has a large frontage and is approached via a gated gravel driveway which provides a good level of screening and privacy. Internally, the property offers well laid out accommodation with Breakfast Kitchen, Living Room, Conservatory, 2 Double Bedrooms and a generous Shower Room. Having been well maintained, there are also the additions of modern UPVC double glazing, solar panels which are owned, electric ceiling heating and a boarded loft with power & 2 skylight windows.

Entrance Vestibule With external door, tiled floor, hatch to roof space and electrical cupboard.

WC With low level WC, pedestal hand basin with tiled surround and tiled floor.

Breakfast Kitchen 18' 5" x 12' 7" (5.61m x 3.84m) With fitted pine wall & base units, fitted worktops, Belfast sink with monobloc tap, electric oven, electric hob with extractor above, point & space for a dishwasher, space for a fridge/freezer, tiled surrounds, tiled floor, BT telephone point and stairs to the first floor landing.

Living Room 18' 9" x 12' 5" (5.72m x 3.78m) Dual aspect with French doors to the Conservatory, fireplace with woodburning stove, tiled surround and mantlepiece, alcove with shelving, points for wall lights, television aerial point and BT telephone point.

Conservatory 13' 1" x 10' 10" (3.99m x 3.3m) With double glazing, polycarbonate roof, tiled floor, electric radiator and French doors to front patio.

Stairs to First Floor Landing With hatch to roof space.

Bedroom 1 19' 2" x 12' 8" (5.84m x 3.86m) Dual aspect with built in cupboard and television aerial point.

Bedroom 2 12' 5" x 11' 6" (3.78m x 3.51m) With airing cupboard housing hot water cylinder.

Shower Room 12' 3" x 7' 4" (3.73m x 2.24m) With low level WC, pedestal hand basin, electric shower with sliding glazed doors and hygienic wall cladding, tiled floor, electric towel radiator and ceiling spotlights.

Outside Store Room 15' 6" x 3' 7" (4.72m x 1.09m) With power, lighting and point for a washing machine.

Garage 20' 1" x 10' 9" (6.12m x 3.28m) With up & over door, lighting, power and boarded mezzanine area.

Energy Performance Certificate (EPC) The EPC for this property is provided by an Energy Assessor independent of LANDLES. Applicants should view the complete EPC report online at https://www.epcregister.com/reportSearchAddressByPostcode.html and searching by postcode.

Services Mains Water, Electricity & Drainage is understood to be available. These services and related appliances have not been tested.

Council Tax Enquiries indicate the property is assessed at Council Tax Band "B" with a current annual charge of £1,613.48, 2023/2024.

Tenure Freehold. Vacant possession upon completion.

Viewing Further details and arrangements for viewing may be obtained from the appointed selling agents, LANDLES

Negotiations All negotiations in respect of this property are to be carried out strictly via the Agents, LANDLES

Anti-Money Laundering Directive Prospective purchasers will be required to provide the usual PROOF OF IDENTITY documents at the stage of agreeing a subject to contract sale.

OFFER REFERENCING Applicants who wish to put forward subject to contract offers agree to the selling agents, LANDLES, making the usual enquiries in respect of chain checking, to provide evidence of a lenders mortgage application in principal note, and to provide proof of funds on request, etc.

Privacy Statement The LANDLES Privacy Statement is available to view online or upon request.

SUBJECT TO CONTRACT ALL NEGOTIATIONS IN RESPECT OF THIS PROPERTY REMAIN SUBJECT TO CONTRACT AT ALL TIMES. Please read the IMPORTANT NOTES included on these Particulars.

IMPORTANT NOTES LANDLES for themselves and for the Vendors or Lessors of this property whose Agents they are give notice that (i) the particulars are produced in good faith and are set out as a general guide only do not constitute any part of a contract and LANDLES accepts no responsibility for any error omission or mis-statement in these particulars (ii) no person in the employment of LANDLES has any authority to make or give any representation or warranty whatever in relation to this property (iii) any plans produced on these particulars are for illustrative purposes only and are not to scale, any area or other measurements stated are subject to measured survey (iv) unless specifically referred to in these particulars any chattels, garden furniture or statuary, equipment, trade machinery or stock, fittings etc is excluded from the sale or letting whether appearing in images or not (v) Applicants should make their own independent enquiries into current USE or past use of the property, any necessary permissions for use and occupation and any potential uses that may be required (vi) all prices and rents are quoted subject to contract and NET of VAT unless otherwise stated (vii) the Agents take no responsibility for any costs applicants may incur in viewing the property, making enquiries or submitting offers (viii) any EPC indicated in these particulars is produced independently of LANDLES and no warranty is given or implied as to its accuracy or completeness

Viewing
Please contact us on 01553 772816 if you wish to arrange a viewing appointment for this property, or require further information.

Energy Performance Certificate
Click here to view the Energy Efficiency Rating and Environmental Impact Rating for this property.


Disclaimer
Landles Estate Agents endeavour to maintain accurate depictions of properties in Virtual Tours, Floor Plans and descriptions, however, these are intended only as a guide and purchasers must satisfy themselves by personal inspection.