About this property

SITUATION
2 School Cottage is situated in a small village on a private rural estate in West Norfolk. Local amenities are available in Downham Market (approx. 3 miles). More extensive services are available in King's Lynn (approx. 14 miles). Access to local village life whilst being within a short drive of larger town amenities, supermarkets, schools and the mainline rail station - with direct links to Cambridge and London.

DESCRIPTION
2 School Cottage is a semi detached property constructed of brick and carrstone under a slate roof. The property has undergone a programme of refurbishment in recent months and provides an excellent standard of accommodation. The cottage has been redecorated throughout, with new carpets laid. The property benefits from oil fired central heating and part pvc double glazed window units. This property presents an excellent opportunity for tenants seeking village living with convenient access to transport links and local services, while enjoying the peace of a semi-rural location.

ACCOMMODATION
The cottage offers accommodation, as follows;

GROUND FLOOR
Front door opens into small entrance lobby, which leads to;
Sitting Room (3.94m x 3.60m)
Kitchen with dining area (5.05m x 2.37m) with fitted base and wall units, space for electric oven, laminate floor covering.
Conservatory (2.7m x 4.22m) with laminate floor covering, storage cupboard, and plumbing for washing machine. The Conservatory leads to the rear garden.

FIRST FLOOR
Carpeted stairs leads to first floor landing;
Bedroom 1 (2.94m x 3.92m)
Bedroom 2 (2.71m x 3.97m)
Bedroom 3 (2.9m x 2.48m) - Single/Box Room
Bathroom; bath, with shower over, wash basin and w.c. . The bathroom is accessed via Bedroom 3.

GARDEN AND GROUNDS
The property is approached via a shared gravel drive with the adjoining cottage.

COUNCIL TAX
The property is classified as Band A.

SERVICES:
Mains electricity, mains water and private drainage - septic tank shared with two adjacent properties.

LOCAL AUTHORITY
King's Lynn and West Norfolk Borough Council

VIEWING:
Strictly by appointment through the Agents, Brown & Co., King's Lynn 01553 778051.


Rent: £1,200 per calendar month payable in advance.
Type of Let: Unfurnished Assured Shorthold tenancy.
Damage Deposit: £1,384.61
Services: The tenants will be responsible for all services and council tax.
Availability: Immediately
Term of Tenancy: 12 months.
EPC: E
Tax Band: A
Local Authority: BCKLWN
Viewings: Viewing strictly by appointment only through the selling agents Kings Lynn Office, .
Hours of Business: Monday to Friday 9am - 5.30pm, Saturday 9am - 1pm.

Before the tenancy starts payable to Brown & Co:
- Deposit: 5 weeks rent (6 weeks if rent over £50,000 per annum)
During the tenancy payable to Brown & Co:
- Variation of Contract at your request: £50 (inc.VAT) per agreed variation.
- Change of Sharer at your request: £50 (inc. VAT) per replacement tenant or any reasonable costs incurred if higher.
- Early Termination at your request: You will 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.
- Unpaid Rent - payment of interest charged at 3% above the Bank of England Base Rate
- Lost key(s) or other Security Device(s): You are liable to the actual cost of replacing any lost key(s) or other security devices(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys will be charged to you. If extra costs are incurred there will be a charge to you of £15 per hour (inc. VAT) for time taken replacing lost key(s) or other security devices(s).

As well as paying the rent you may also be required to make the following permitted payments - (payable to the landlord) if applicable:
Utilities - oil, electricity, water or other.
Communication - telephone and broadband.
Installation of cable/satellite.
Subscription to cable/satellite supplier.
Television licence.
Council Tax.
Tenant Protection
Brown & Co LLP is a member of RICS Client Money Protection Scheme, RICS Firm Reference: 016189 which is a client money protection scheme, and also a member of The Property Redress Scheme, Membership Number: PRS012758 which is a redress scheme. You can find out more details on the agent's website or by contacting the agent directly.