Burnt Lane, Gorleston, NR31 0PF

**GUIDE PRICE £125,000 - £135,000** Bycroft Estate Agents are pleased to offer this CHAIN FREE well presented spacious two bedroom cottage, situated in this central and convenient location in Gorleston together with good sized enclosed rear garden. The accommodation comprises of lounge, kitchen, breakfast room, ground floor shower room, two first floor bedrooms, enclosed rear garden, gas central heating, double glazed windows.

UPVC door into:

LOUNGE 13' 6" x 10' 10" (4.11m x 3.3m) maximum, windows to front and side aspect, radiator, fireplace with tiled hearth, door into:

KITCHEN 11' 0" x 11' 3" (3.35m x 3.43m) maximum including stairs to first floor, 'L' shaped worktop range of base cupboards and drawers including oven, one half bowl sinks with mixer tap, range of wall units, understairs storage cupboard, window to rear aspect, tiled floor, opening to:

BREAKFAST ROOM 7' 6" x 7' 4" (2.29m x 2.24m) side window and door, radiator, door to:

GROUND FLOOR SHOWER ROOM vanity unit, wash hand basin, mixer tap, cupboards and drawers under, shower cubicle with body jets and two shower heads, wc, frosted double glazed window, radiator, space and plumbing for washing machine.

LANDING

BEDROOM 1 14' 9" x 11' 0" (4.5m x 3.35m) window to front aspect, radiator.

BEDROOM 2 8' 5" x 10' 9" (2.57m x 3.28m) plus cupboard housing the Viessmann gas boiler, window to rear aspect, radiator, access to roof space.

OUTSIDE to the rear of the property an enclosed rear garden, gate providing pedestrian access.

AGENTS NOTE We believe it is likely there is an element of single skin brickwork at this property.

COUNCIL TAX This property is currently listed as a Band A.

VIEWINGS Strictly by appointment with the selling agents, BYCROFT ESTATE AGENTS, tel: .

DISCLAIMER 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.

The approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.

Any references to garden sizes are approximate and subject to confirmation by a measured survey. A prospective purchaser is advised to arrange for their own land survey to be carried out.

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 finalizing their offer to purchase.

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.