Four bedroom, detached house situated close to local amenities and services in the popular village of Poringland, a short drive into the centre of Norwich. Accommodation is unfurnished and comprises a living room that leads into a conservatory, fitted kitchen, ground floor cloakroom and separate dining room on the ground floor and four bedrooms all with built-in wardrobes, (master with en suite shower room) and a family bathroom on the first floor. The property further benefits from underfloor heating on the ground floor, an enclosed rear garden, double garage, utility area, gas central heating and double glazing throughout. Available early December. Call us today to book a viewing. EPC Rating - C.

Front: Pathway access to front door and laid to lawn to either side. Inset etched leaded effect double glazed steel coated front door through to:

Entrance Hallway: With natural turned wood staircase to first floor, front aspect double glazed window, smooth finish ceiling, concave coving, timber and glazed door through to sitting room and kitchen breakfast room. Six panel colonial doors through to dining room, coat and boot storage cupboard, under stair storage cupboard and:

Ground Floor WC: Two piece fitted suite in white comprising of close coupled WC and wash hand basin with marble style tiled splash backs, obscured side aspect uPVC double glazed windows, ceramic tiled floor.

Living Room: With moulded wood fire surround with marble back and hearth with gas living flame fire set within, front aspect uPVC double glazed window, TV point, telephone point, smooth finish ceiling with ornate coving and two ornate ceiling roses, uPVC double glazed French style doors through to:

Conservatory: Being of base brick construction with sealed unit uPVC double glazed windows above with various top openers to a high apex triple polycarbonate Edwardian style roof, ceramic tiled floor, uPVC double glazed French style doors out through to small side patio area and views to garden beyond.

Dining Room: Front aspect uPVC double glazed window, ornate coving and ceiling rose.

Kitchen: With a full range of shaker style fitted base and wall units with roll top work surfaces over, inset single drainer sink with glass wash area and chrome coloured mixer tap, tiled splash backs in handmade style cream tiles, inset Hotpoint brushed chrome four ring gas hob set beneath brushed chrome extractor fan with inset lighting, under cupboard lighting, eye level recently refitted Belling brushed chrome double electric fan assisted oven, rear aspect uPVC double glazed window with pelmet area over with spotlight above with rear garden views, ceramic tiled floor, plumbing for dishwasher, space for small table and chairs. Timber and glazed doors through to the:

First Floor Landing: Which has access of loft with drop down hatch, radiator and six panel colonial doors through to all bedrooms and family bathroom. Double doors through to airing cupboard housing prelagged hot water tank and slatted shelving.

Master Bedroom: Built-in fitted wardrobes with two bi-fold smoke mirror front doors giving access to hanging rail and shelf space, front aspect uPVC double glazed window, radiator, smooth finish ceiling, coving, TV point, six panel colonial door through to:

En Suite Shower Room: Three piece fitted suite in white comprising of oversized double shower cubicle with Aqualisa Aquastream shower set within on riser rail in white tiled shower enclosure with pewter detailing, pedestal wash hand basin, close coupled WC, radiator, obscured front aspect uPVC double glazed window with smooth finish ceiling, extractor fan.

Bedroom Two: Over sized double bi-fold smoke mirror front wardrobe doors giving access to hanging rail and shelf space plus further six panel colonial door to further fitted storage cupboard with front aspect uPVC double glazed window, radiator, smooth finish ceiling, coving. An excellent guest double room.

Bedroom Three: Glass mirror front smoked bi-fold doors giving access to hanging rail and shelf space, rear aspect uPVC double glazed windows, smooth finish ceiling, coving and radiator. A further guest double.

Bedroom Four: Smoke mirror bi-fold door giving access to hanging rail and shelf space, radiator, rear aspect uPVC double glazed window with rear garden views, smooth finish ceiling, coving and telephone point.

Family Bathroom: Three piece luxury fitted suite in white comprising of bath with chrome coloured Victorian telephone shower style mixer attachment over in tiled shower area in duck egg coloured tiles with mosaic detailing at dado and picture rail height, close coupled WC and vanity wash hand basin set within roll top marble effect storage unit with double cupboards beneath and spotlight above, shaver point, obscured rear aspect uPVC double glazed window, radiator, extractor fan. DETACHED DOUBLE GARAGE Set to the side of the property with twin up and over doors, power, light, personal access door and ample driveway parking in front. REAR GARDEN Laid to lawn rear garden with pathway access leading to a wide range of palms, plants, trees and shrubs in various shaped edged beds with mature trees creating screening from the further developments of the Norfolk Homes site. OUTSIDE FRONT Pathway access to front door and laid to lawn to either side.

Double Garage: Set to the side of the property with twin up and over doors, power, light, personal access door and ample driveway parking in front.

Rear Garden: Laid to lawn rear garden with pathway access leading to a wide range of palms, plants, trees and shrubs in various shaped edged beds.

TENANCY TERMS: The property is offered on an assured shorthold letting agreement for an initial period of 12 months. All applicants must be 18 or over. The tenancy agreement is a legal document. RENT: One month’s rent of £1,195.00 in advance. Tenant to pay for electricity, gas, council tax, water and sewage rate and telephone (as applicable). DEPOSIT: In addition to paying the rent, the tenants are required to place a sum of £1,378.84 as a security deposit. On vacation, the deposit will be returned, less any deductions for shortages of rent, damage or any items missing from the inventory. REFERENCES: Tenants are required to provide three references from a bank or building society, employer and, if possible, a previous landlord. Howards will arrange a credit search. We will require photo ID (passport/driving licence) and also Proof of Residency (i.e. utility bill/council tax bill). OCCUPATION: Applications for tenancies are subject to the approval of the owners of the property. Applications will be forwarded by Howards, for approval, together with references received. N.B. If payment is made by cheque, time must be allowed for clearance before occupation can commence. PETS: Pets will be not permitted by the landlord. VIEWING: The property may be viewed by contacting the Residential Lettings Department, 107A The Street, Poringland, Norwich, Norfolk NR14 7RP Tel: 01508 486 225 Email: poringlandlettings@howards.co.uk. SUMMARY OF MONIES REQUIRED TO COMMENCE TENANCY after the holding deposit of £275.76 is paid and references approved: To commence the tenancy: One month’s rent in advance £1,195.00 Deposit £1,378.84 TOTAL: £2,573.84 Howards do NOT accept any cash payments. Personal cheques require five working days to clear. Deposits to be paid preferably by Bankers Draft or Building Society Cheque. Monthly rent preferably to be paid by Standing Order. To discuss any alternative method of payment, please speak to a member of staff.

FEE SUMMARY: * One month's rent in advance * Dilapidations Deposit of five weeks' rent *

Howards Estate Agents also offer a professional, ARLA accredited Lettings and Management Service. If you are considering renting your property in order to purchase, are looking at buy to let or would like a free review of your current portfolio then please call the Lettings Branch Manager on the number shown above.

Howards Estate Agents is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate.