2 bed cottage for sale

Dukes Yard, West Rudham, King's Lynn PE31

Summary
** for sale by auction 3rd February ** Two bedroom end terraced cottage in the popular village of West Rudham. The cottage itself does now need updating throughout but would make a fantastic holiday let or first time purchase.

Description
** for sale by auction 3rd February ** A two-bedroom end-terrace cottage, ideally located in the popular village of West Rudham. The property is now in need of a programme of renovation but offers well-proportioned accommodation including two bedrooms, a bathroom, a lounge featuring a wood-burning stove, a kitchen, and a rear conservatory.

The cottage benefits from a central heating system and UPVC windows throughout. Externally, there is a front garden along with an outbuilding providing useful storage. To the rear is a garden overlooking neighbouring fields, offering open views, although it would benefit from pruning and general maintenance.

Porch
Door to the front and window to the side.

Lounge 13' 1" x 10' 11" ( 3.99m x 3.33m )
Woodburner, stairs to the first floor and window to the front.

Kitchen / Dining Room 13' 1" x 8' ( 3.99m x 2.44m )
Kitchen with wall and base units, stainless steel sink, space for appliances and window to the side.

Conservatory 7' 5" x 4' 3" ( 2.26m x 1.30m )
Door to the side, window to the side and rear.

Bedroom One 10' 3" x 9' 7" ( 3.12m x 2.92m )
Wardrobe and window to the front.

Bedroom Two 9' 9" x 7' 1" ( 2.97m x 2.16m )
Window to the rear.

Bathroom
Suite comprising bath, WC, wash hand basin and window to the side.

Important Notice:
For each Lot, a contract documentation fee of £1,500 (inclusive of VAT) is payable to Barnard Marcus Auctions by the buyer. The seller may charge additional fees payable upon completion. If applicable, such fees are detailed within the Special Conditions of Sale. Buyers are deemed to bid in full knowledge of this.

The Guide Price
quoted must not be relied upon by prospective purchasers as a valuation or assessment of value of the property. It is intended to provide purchasers with an indication of the region at which the reserve may be set at the time of going to press. The guide price may be subject to variation and interested parties are advised to make regular checks for variations and should be aware that the reserve price may be either below or above the quoted guide price.

Prospective purchasers should also be aware that the eventual sale price may be above or below the guide level dependent upon competition, and should therefore not presume the guide to be indicative of the final expected sale price or the price the property is available at.

When setting the guide price, the auctioneers have given consideration to the seller's instructions in respect of their indicated reserve price at the time of instruction. The reserve price, (the level below which the property will not be sold), remains confidential between the seller and the auctioneer. The guide price therefore, is intended to indicate the region at which the reserve price is intended to be set. The seller will confirm their final reserve price close to the auction date and if appropriate the auctioneers may adjust the guide price to reflect this.
Whilst Barnard Marcus make every effort to ensure the safety and security of viewers at properties, we have not carried out a detailed Health & Safety inspection of properties in our auctions and cannot therefore guarantee the safety and security of viewers.
Prospective purchasers and bidders attend properties entirely at their own risk. Particular care should be taken when accessing cellars, attics, exterior grounds and outbuildings and boundaries. All non-conducted inspections of vacant sites should be made in daylight hours only and entry into such sites is entirely at the viewers risk.

Money Laundering
1. Money laundering regulations: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Photographs and Measurements: Some images may have been taken by a wide angled lens camera. These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The matters referred to in these particulars should be independently verified by prospective buyers or tenants. Neither sequence (UK) limited nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.

1. Money laundering regulations: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The matters referred to in these particulars should be independently verified by prospective buyers or tenants. Neither sequence (UK) limited nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.