Property description

Sowerbys are pleased to offer this this attractive Victorian cottage, centrally positioned within the sought after village of Litcham. Substantially extended and modernised by the previous owners, the present occupiers have further enhanced this character property. The accommodation briefly comprises entrance hall, fitted kitchen which is open-plan to the dining room, sitting room with wood burning stove, utility room and downstairs cloakroom; with three bedrooms and a family bathroom all accessed from the first floor landing. Other features include a range of integrated appliances in the kitchen and exposed timber work. Outside, the property enjoys private gardens, generous car parking and a detached single garage.  

LITCHAM Litcham is a small village between the market towns of Fakenham and Dereham. It's described in the Doomsday book as 'a market town in the centre of Norfolk' although it's much older than that with Roman roads found nearby. There is a village museum with a Grade II listed underground limekiln, which you can arrange to view. There are walks in the nature reserve on Litcham Common and down the river Nar. The village has a pub, The Old Bull, a butchers and a post office/general store. There are two schools, a primary, and the very much in demand, Litcham High. There is also a 12th century church, All Saints, which was largely rebuilt in the early 15th century. Litcham is ideally positioned for the Norfolk coast with its miles of unspoilt coastline. The city of Norwich is 28 miles away has a very convenient local airport for intercontinental gateway flights through Schiphol. There are direct rail links from Norwich to London Liverpool Street. King's Lynn, with a direct rail route to London King's Cross-via Cambridge, is 26 miles away.  

ACCOMMODATION COMPRISES Partially glazed entrance door to... 

ENTRANCE HALL Slate tiled flooring and doors leading to the sitting room, dining room and cloakroom.  

DINING ROOM 12' x 10' 3" (3.66m x 3.12m) Neatly presented dining room with engineered timber flooring, TV point, radiator and door to utility room. Formed opening to the kitchen. 

KITCHEN 11' 6" x 9' 10" (3.51m x 3m) A selection of timber fronted base level and wall mounted storage units extending along three walls, with fitted work surfaces and tiled splashbacks. 1.5 bowl porcelain sink unit set into worktops under a double glazed window which overlooks the rear garden. Integrated appliances include a Kenwood dishwasher, four ring ceramic hob with extractor, double oven, refrigerator and freezer. Tiled flooring, radiator and double doors opening out on to the paved entertaining area in the rear garden.  

UTILITY ROOM 7' 5" x 5' 1" (2.26m x 1.55m) L-shaped section of fitted work surface incorporating a single bowl stainless steel sink unit with storage units under. Plumbing and recess for a washing machine and space for a further appliance. Wall mounted oil boiler providing domestic hot water and central heating. Window to rear.  

SITTING ROOM 18' 8" x 13' 1 " max. (5.69m x 3.99m) A brick built fireplace housing a cast iron wood burning stove serves as the room's main focal point, alongside exposed timber work and a pair of double glazed sash windows to the front aspect. Attractive timber staircase rising to the first floor landing, with a useful understairs storage cupboard. TV point, telephone point and radiator.  

CLOAKROOM Comprising pedestal wash basin and close-coupled WC. Tiled flooring and radiator.  

LANDING Doors leading to all three bedrooms and the family bathroom; with a further door to the built-in airing cupboard which houses an insulated hot water cylinder with timber shelving.  

BEDROOM ONE 14' 8" max. x 13' 5" max. (4.47m x 4.09m) Double bedroom with twin timber framed double glazed windows on the front elevation, door to walk-in wardrobe (measuring 4'10" x 3'11") and feature chimney breast. TV point and two radiators. 

BEDROOM TWO 11' 5" x 9' 10" (3.48m x 3m) Another well sized double bedroom with a window on the rear gable wall, TV point and radiator.  

BEDROOM THREE 12' 3" x 7' 9" (3.73m x 2.36m) Double aspect bedroom with windows to side and rear, access to loft space and radiator. Ideal for use as a childs bedroom, nursery or study.  

FAMILY BATHROOM Neatly appointed suite comprising free standing roll-top bath with central taps, tiled shower enclosure with curved glass doors, wash basin set above storage unit and WC with concealed cistern. Chrome heated towel rail and Velux roof light.  

OUTSIDE The gardens are accessed over a block paved driveway between the house and garage, with a five-bar timber gate securing the safety and privacy of the owners and their family. The current owners have adapted the garden to create paved parking bays for at least four vehicles, although this could be returned to lawn at relatively little expense. Within the enclosed garden there is an area of neatly maintained lawn, a paved patio and a detached single garage. The garage is of brick and flint construction with a pitched pan tile roof, an up & over door opening into the parking area and side personnel door.  

SERVICES CONNECTED The property is connected to mains electricity, drainage and water supply. Oil fired central heating.  

COUNCIL TAX Band C 

DIRECTIONS From Dereham follow the B1110 out of town, passing the golf club in your left, before turning left on to the B1146 signposted towards Fakenham. Upon arriving in the village of Beetley, turn left signposted towards Gressenhall and stay on this road for several miles, passing through Gressenhall. Upon arriving in Litcham, continue on this road, passing the church on your right before turning left on to Front Street where the property can be found on the left.  

ENERGY EFFICIENCY RATING C. Ref:- 8678-6025-4160-8868-1022

To retrieve the Energy Performance Certificate for this property please visit https://www.epcregister.com/ and enter in the reference number above. 

AGENT'S NOTE Please note that the property is currently tenanted and the images and used in this brochure were taken prior to the commencement of the tenancy. As a result, decoration and condition may differ slightly to the images and description.