Description
EPC
Brochures
Description

Detached Norfolk cottage positioned in a tranquil rural location with superb views across the Yare Valley. Lounge with wood burner, dining room, kitchen/breakfast room with range cooker, timber conservatory, utility area, cloakroom, 4 bedrooms - master with en suite Heritage bathroom and additional family bathroom. Superb grounds, extensive parking and timber garage.

UTILITY ROOM 2.06m x 2.82m - quarry tiled floor; fitted kitchen units incorporating vinyl sink; space for washing machine; high level shelving; Wallstar oil fired central heating boiler; radiator; spotlighting.

CLOAKROOM 2.04m x 0.90m - quarry tiled floor; suite comprising low level wc; wash basin within vanity unit; window to front elevation; light fitting.

INNER HALLWAY 4.44m x 1.74m - quarry tiled floor; radiator; window to conservatory; stairs to first floor; understairs cupboard.

LOUNGE 3.34m x 4.35m - carpet; window to front; feature fireplace with brick hearth, timber mantle and integrated Clearview woodburner; wall lights; double doors lead through to:

ENTRANCE LOBBY 0.86m x 1.25m

DINING ROOM 3.42m x 3.42m - radiator; carpet; window to front with curtains; light fitting.

OPEN PLAN KITCHEN/BREAKFAST ROOM 6.30m x 3.32m - wooden parquet flooring; radiator; fitted kitchen comprising a range of floor and wall mounted quality units with pine fronts; pine wood worktops; glazed display cabinets with lighting; butler sink with brass hot and cold tap; Bosch integrated dishwasher; Rangemaster large oven with extractor hood; space for American fridge/freezer; spotlighting.

CONSERVATORY 3.42m x 3.60m - tiled floor; timber construction with Perspex roof; wall lights; double doors to garden.

FIRST FLOOR LANDING

MASTER BEDROOM 4.33m x 3.36m - stained pine wood floor; feature fireplace; field views; triple wardrobe with cupboards above.

EN SUITE BATHROOM 2.02m x 3.71m - carpet; window to front, Heritage fitted bathroom, including walk-in shower unit with Mira power shower; low level wc; wash basin within a pine cupboard; large bath; Velux window; spotlighting; airing cupboard containing hot water tank.

BEDROOM 2 3.36m x 3.48m - carpet; feature brick wall; radiator; field views with fitted curtain pole; dimmer light switch to light fitting.

BATHROOM 2.74m x 1.75m - carpet; suite comprising bath with wooden side panel and shower fitting over; pedestal wash basin; hot and cold tap; low level wc; radiator; extractor fan; Velux window.

INNER LANDING carpet; light fitting; window to side.

BEDROOM 3 2.79m x 2.40m carpet; window to side; radiator; spotlighting

BEDROOM 4 3.43m x 3.20m - carpet; feature three quarter height window to rear garden and Yare Valley; further window to side with fitted curtain pole and curtains; light fitting.

OUTSIDE To the front of the property there is a pretty forecourt garden with rose bushes. A large driveway to the side provides extensive parking leading to a detached timber built GARAGE. The rear garden is laid to grass with perimeter borders with an additional larger area of grass/paddock to the rear bound by a fence. There are extensive views over the Yare Valley.

SERVICES Mains water, electricity and drainage via a Klargester septic tank are connected to the property. Central heating is provided by an oil fired central heating system with the boiler located in the utility room.

DIRECTIONS Hardley is a small parish located close to Loddon just off the A146. Travelling from Norwich take the first turning left off the A146 to Loddon onto Norwich Road and take the second left onto Rectory Lane. Proceed straight across the crossroads onto Hardley Road leading into Lower Hardley Road, turn left onto Cross Stone Road which then bends into Hardley Street. The property is on the left hand side.

FEES

Tenant Fees Schedule

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. Rent under £50,000 per year)
Five weeks' rent. This covers damages or defaults on the part of the tenant during the tenancy.

Security Deposit (per tenancy. Rent of £50,000 or over per year)
Six 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.

Please ask a member of staff if you have any questions about our fees.

Bycroft Lettings is a member of RICS, which is a client money protection scheme, and also a member of The Property Redress Scheme.
Tenants deposits are safeguarded by the Tenancy Deposit Scheme which is administered by: The Dispute Service Ltd, 1 The Progression Centre, 42 Mark Road, Hemel Hempstead, Herts, HP2 7DW phone:0300 037 1000 email: deposits@tenancydepositscheme.com fax:01442 253193



AGENTS NOTE If you wish to download a copy of the "How to Rent" brochure please click on the brochure link below or go to
https://www.gov.uk/government/publications/how-to-rent

Floor Plan
Energy Performance Certificate
Video