2 bedroom barn conversion for rent in East Lexham, King’s Lynn, Norfolk, PE32

DESCRIPTION A beautifully appointed brand new, spacious single storey barn conversion with well arranged accommodation.  
LOCATION The property is situated in the charming mid-Norfolk village of East Lexham, adjacent to the Saxon Church and is well placed for access to Norwich and the market towns of Swaffham, Fakenham, East Dereham and King’s Lynn. London Kings Cross is 1 hour 35 minutes from Downham Market Station. The nearby village of Litcham with its Post Office, pub and General Store is only a few minutes drive away. 
DIRECTIONS From Swaffham take the A1065 towards Fakenham/Cromer. After approximately

4 miles, turn right where signposted to West Lexham, and then bear left along the road and continue through West Lexham. After a couple of miles, passing Church Farm and large storage barns, turn right down a dirt track towards Church Farm House. Bear left next to the Saxon Church and Winery Cottage will be seen on the RHS. 
ACCOMMODATION FRONT DOOR INTO ENTRANCE HALL – cupboard housing water tank and underfloor heating system controls 
UTILITY ROOM With base and wall cupboard units, s/steel sink. Plumbing and electricity for washing machine and tumble dryer. Cupboard housing oil fired boiler, water tank and underfloor heating controls. Door to rear. 
WALK IN SHOWER ROOM Wet room, WC, wash basin and shower. 
DINING KITCHEN AREA 21′ 10″ x 14′ 10″ (6.65m x 4.52m) Modern kitchen cupboard/drawer units. Integral electric cooker, ceramic hob set into work top.Door to garden area. 
LIVING ROOM AREA 15′ 09″ x 15′ 08″ (4.8m x 4.78m) Carpeted. Wood stove. 
REAR HALL  
BEDROOM 2 10′ 11″ x 11′ 6″ (3.33m x 3.51m)  
BEDROOM 1 16′ 0″ x 9′ 5″ (4.88m x 2.87m) Dual aspect windows. 
BATHROOM With white suite comprising bath, hand wash basin and low level WC. Chrome heated towel rack. Telephone shower attachment to bath mixer taps. 
HEATING By way of oil fired boiler to underfloor heating system.EPC: D 
OUTSIDE Spacious shingled parking area to front of the property. South facing grassed and fenced garden area. 
SERVICES Mains electricity is connected to the property and metered from the Estate and charged to the tenant accordingly. Water is provided by the Estate at a current monthly charge of £31.62
LOCAL AUTHORITY: Breckland District Council Band TBA 
RESTRICTIONS Applicants must be non-smokers in full time employment or retirees with suitable references. One dog might be permitted but only at the Landlord’s discretion. Cats are not permitted. 
DEPOSIT The equivalent of 5 weeks rent returnable at the end of the tenancy subject to there being no breaches of the terms of the tenancy. Deposits are lodged with the Deposit Protection Service in compliance with current legislation. 
TENANCY TERMS The property is available to let on the basis of an Assured Shorthold Tenancy with an initial fixed term minimum of 12 months. Rent is payable monthly in advance by standing order mandate. Tenants are responsible for the payment of Council Tax, TV Licence, broadband and telephone, water and electricity as appropriate.
REFERENCES are undertaken by an external referencing agency and are subject to a minimum 5 day waiting period. The tenancy will not commence until satisfactory references have been received.
AGENTS NOTE:
Rent: £1,270.00 per calendar month payable in advance.Type of Let: Unfurnished Assured Shorthold tenancy.Damage Deposit: £1,465.38Services: The tenants will be responsible for all services and council tax.Availability: From the beginning of February.Term of Tenancy: 12 months.EPC: DTax Band: DLocal Authority: Breckland.Viewings: Viewing strictly by appointment only through the selling agents Kings Lynn Office, .– 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.