Wyken Farm, Rattlerow, KING'S LYNN, Norfolk, PE32 2PY

LOT 237 – WYKEN FARM, RATTLEROW, MILEHAM, PE32 2PY
The correct postcode is as above and not as printed in the particulars of sale.
The wind turbines are not owned by the seller, further information is available within the legal pack

Detached three / four-bedroom cottage,
Plot extending to approximately 7 acres (stms),
In a semi-rural position in the village of Mileham

Description:
This unique property offers generous accommodation more than 2000 square feet and stands on a stunning plot of approximately 7 acres (STMS). The ground floor accommodation comprises: - sitting room, dining/garden room, study (which comes off the ground floor bedroom and could be used as a fourth
bedroom) kitchen/breakfast room, utility room, cloakroom and conservatory. To the first floor there are two double bedrooms, one with an en-suite and a bathroom. Externally there are three outbuildings and a greenhouse. The outbuildings do require some refurbishment. Mileham itself is situated between Dereham, Swaffham and Fakenham meaning easy access to local amenities. It is a small village with a wonderful communal feel comprising both modern and period houses, a Post Office/Store, Church and village hall.

Accommodation:
Ground Floor: Entrance conservatory, kitchen/breakfast room, utility, scullery, sitting room, dining room, bedroom three with en-suite shower room, study.
First Floor: Landing, bedroom one with en-suite, bedroom two, family bathroom.
Exterior: The house sits centrally and offers plenty of parking and a front garden.
To the rear, the garden is mainly laid to lawn, a large, paved patio area provides an area for outside seating. There is a double garage, a further three outbuildings and wood store. Adjoining paddock with two wind turbines (one owned by the adjoining property).

EPC: F

Council Tax: C

Tenure:
Freehold

Viewings:
By arrangement with our Joint Auctioneers William H Brown, Select. Tel: 01603 221797.








Important Notice:
For each Lot, a contract documentation fee of £1,800 (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 areas 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.



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.