About this property

SITUATION The property is situated in the village of Cawston approximately 13 miles to the north west of Norwich. Cawston is a good sized village with amenities including a shop and post office, pub and café/deli. The popular market town of Aylsham is nearby, as is Holt with its excellent shops as well as being home to the renowned Gresham's public school.

DESCRIPTION Church Farm is delightful period farm house with excellent family accommodation and useful outbuildings. The house is surrounded by good sized gardens mainly laid to grass, and with mature trees and shrubs.

DIRECTIONS Leave Norwich on the A140 Cromer Road. At the roundabout, take the first exit onto the B1149 signposted to Holt and Horsford. Follow the road for approximately 7 miles and at the roundabout, take the first exit onto the B1145.
Continue into the village of Cawston and take the second left after the Bell Inn PH onto Booton Road.
Church Farm can be found on the right opposite the Church.

ACCOMMODATION - GROUND FLOOR

ENTRANCE HALL With front door and rear door, stairs to first floor, understairs cupboard containing fuse board, carpet, central heating thermostat, radiator.

SITTING ROOM 16' 1" x 19' 7" (4.914m x 5.993m (max)) Open fireplace with functioning wood burner, carpet, radiator.

DINING ROOM 12' 5" x 11' 4" (3.808m x 3.470m) Carpeted, wall mounted radiator

THIRD RECEPTION ROOM 14' 9" x 18' 5" (4.510m x 5.619m (max)) Open fireplace, carpeted, wall mounted radiator

PASSAGEWAY Small storage cupboard, carpet

RECEPTION ROOM 16' 7" x 16' 3" (5.080m (max) x 4.965m) Open fireplace, carpet, cupboards and doors to:

STUDY 11' 11" x 5' 9" (3.644m x 1.778m) Blind, carpet. Wall mounted modern electric panel heater.

KITCHEN 14' 11" x 13' 9" (4.547m x 4.208m) Modern fitted kitchen with base and wall units, double integral ovens, ceramic hob. Plumbing for dishwasher.

BOILER ROOM 10' 10" x 7' 9" (3.316m x 2.366m) Oil fired boiler and water tank. Door to outside.

CLOAKROOM With W.C.

UTILITY ROOM 16' 10" x 9' 10" (5.153m x 3.010m) Plumbing for washing machine, space and vent for tumble dryer, tiled floor

SCULLERY 13' 1" x 7' 11" (4.004m x 2.418m (max)) Wooden full height traditional storage units with shelving and drawers, tiled floor. Door to cellar which is not accessible.

ACCOMMODATION - FIRST FLOOR

STAIRS TO

LANDING Carpet, radiator, thermostat and passageway with doors to:

BEDROOM 18' 0" x 16' 2" (5.494m (max) x 4.933m) Open cast iron feature fireplace, carpeted. Wall mounted radiator

BEDROOM 12' 9" x 12' 7" (3.906m x 3.848m) Open cast iron feature fireplace, carpet, radiator, cupboard with shelving and hanging rail. Door to ground and second floors

MASTER BEDROOM 15' 0" x 18' 5" (4.583m x 5.624m (max)) Cast iron fireplace, carpet, and radiator. Door to:

BATHROOM 5' 11" x 15' 3" (1.810m x 4.651m) Accessed from both the Master Bedroom and passageway. W.C., handbasin in vanity unit, shower cubicle.

BEDROOM 16' 4" x 12' 9" (4.984m (max) x 3.891m) Cast iron feature fireplace, carpet, curtain pole, radiator, storage cupboard with shelving

BATHROOM 8' 3" x 11' 1" (2.516m x 3.386m) W.C., pedestal washbasin, bath with electric shower over, wood floor, radiator

AIRING CUPBOARD Wooden slatted shelves, hot water cylinder, carpet

ATTIC SPACE Attic rooms with good headroom and boarded throughout

SERVICES The property has oil fired central heating, mains water and electricity and a septic tank

LOCAL AUTHORITY Broadland District Council - council tax band G

HEATING Oil fired boiler central heating system.
EPC: E

EXTERIOR The property is accessed by a tarmac drive leading to the rear door. To the left are outbuildings including a garage and store rooms. The kitchen can be accessed by a courtyard with a further outbuilding for storage. Within the garden area, there is a breeze block building with double doors.

RESTRICTIONS Only non smoking applicants in full time employment will be considered. A well behaved pet may be permitted, at the owner's discretion.

DEPOSIT A deposit equivalent to 5 weeks rent is payable, returnable at the end of the tenancy, subject to there being no breaches of the terms of the tenancy. To comply with statutory regulations Brown & Co will lodge the deposit with the Deposit Protection Service.

REFERENCES References are undertaken by an external referencing agency and are subject to a minimum 5 day waiting period. The tenancy will not commence until we have received satisfactory references.

PAYMENT The first payment of the rent and deposit will be paid by banker's draft or bank transfer to Brown & Co Clients' Account. We are unable to accept cash payments. If the payment is to be made by cheque then a period of 6 working days should be allowed to ensure that the cheque has cleared so that keys can be released. Please note we will not release keys until we have received confirmation that the funds have been cleared. Thereafter, payment of rent will be made by standing order.

VIEWING Strictly by prior appointment with the letting agent, Brown & Co, The Atrium, St Georges Street, Norwich NR3 1AB. Telephone: 01603 629871.

AGENTS NOTE
- Holding Deposit (if required): One week's rent
- 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 - gas, electricity, water or other.
Communication - telephone and broadband.
Installation of cable/satellite.
Subscription to cable/satellite supplier.
Television licence.
Council Tax.

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.