Description
The semi-detached 3 bedroom family residence set in a cul-de-sac of similar properties within sought after North Wootton. Recently benefitted from upgrades including solar panels with 5kw battery storage and air source heat pump. Well maintained, low maintenance South facing garden.

The Woottons are a popular residential location situated around 4 miles to the North of King's Lynn. Sought after for their convenient position, the immediate area is well stocked with a range of amenities including primary school, pre-school, doctors surgery, pharmacy, mini-market, salon and village hall to name a few. Being a large village, there are various walking opportunities in Wootton Park and through the woods to the neighbouring conservation village of Castle Rising with castle dating back to the 12th century. There are also various sporting opportunities with King's Lynn Golf Club, West Norfolk Rugby Club, Castle Rising Cricket Club and the Lynnsport facility all being only a short distance away. The town of King's Lynn further provides a range of facilities both in the town centre and on the nearby Hardwick Retail Park well stocked with larger, national retailers. Once part of the Hanseatic League and known for its two impressive market squares, King's Lynn sits on the banks of the River Great Ouse and boasts a wealth of history. There are various eateries with those on the Saturday Market Place and South Quay being particularly popular and entertainment available at the Corn Exchange with frequent performances. Transport links into the area are good with a mainline railway to London Kings Cross via Ely & Cambridge, A47 to the nearby cities of Norwich & Peterborough and A149 leading round to the West Norfolk & North Norfolk coastline via Royal Sandringham. 38 Hayfield Road is a 3 bedroom semi-detached house situated at the end of a cul-de-sac of similar properties in the centre of the North Wootton. The property is positioned within a 5 minute walk of the local primary school and has recently benefitted from some valuable additions including an air source heat pump and solar panels with a 5kw battery storage. The current owners have also had the attached garage converted to now form a useful study and downstairs wetroom. Well kept throughout, there is UPVC double glazing, a delightful low maintenance rear garden and off road parking to the front on the brickweave driveway.

Entrance Porch With UPVC & glazed front entrance door, coat cupboard and radiator. Door to;

Living Room 14' 10" x 13' 11" (4.52m x 4.24m) With wood effect flooring, 3 radiators, fireplace with electric feature fire & wooden surround and television aerial point.

Breakfast Kitchen 14' 10" x 9' 5" (4.52m x 2.87m) With fitted wall & base units, woodblock worktops with inbuilt drainer, Belfast ceramic sink with mixer tap, electric oven, electric hob with extractor above, point & space for a slimline dishwasher, point & space for a washing machine, integrated fridge/freezer, tiled surrounds, clad ceiling with downlighters and thermostat for central heating system.

Conservatory 11' 6" x 10' 9" (3.51m x 3.28m) (max) With dwarf brick walls, UPVC double glazing, French doors to the garden, tiled floor and radiator. Original polycarbonate roof with insulation installed and finished with clad ceiling.

Lobby With cupboard housing hot water cylinder.

Study 7' 5" x 7' 5" (2.26m x 2.26m) With wood effect flooring, radiator, cupboard and hatch to roof space.

Downstairs Wetroom With low level WC, vanity hand basin unit with mixer tap & cupboard beneath, Aqualisa thermostatic shower with rainfall & handheld heads, tiled wetroom floor with drain, towel radiator, wall & ceiling cladding and extractor.

Stairs to First Floor Landing With hatch to roof space.

Bedroom 1 12' 3" x 8' 1" (3.73m x 2.46m) (max) With fitted wardrobes and radiator.

Bedroom 2 11' 2" x 8' 1" (3.4m x 2.46m) (max) With fitted wardrobes and radiator.

Bedroom 3 7' 5" x 6' 6" (2.26m x 1.98m) With wood effect flooring and radiator.

Shower Room 6' 5" x 6' 3" (1.96m x 1.91m) With vanity unit suite with WC and hand basin with mixer tap, shower cubicle with Aqualisa thermostatic shower with rainfall & handheld heads and sliding glazed door, wood effect flooring, wall & ceiling cladding, ceiling spotlights and towel radiator.

Outside To the front of the property there is a brickweave driveway providing off street parking for 2 cars. To the rear, the garden is delightfully bright facing South and has been laid mostly to paving. There are low maintenance borders containing some established specimen plants which include acers, camellia, bay, clematis and an apple tree. Boxes made from sleepers contain a small fish pond with planter and there are 2 sheds, both with power connected.

Energy Performance Certificate (EPC) The EPC for this property is provided by an Energy Assessor independent of LANDLES. Applicants should view the complete EPC report online at https://www.epcregister.com/reportSearchAddressByPostcode.html and searching by postcode.

Services Mains water, electricity & drainage are understood to be available. These services and related appliances have not been tested.

Council Tax Enquiries indicate the property is assessed at Council Tax Band "B" with a current annual charge of £1,795.35, 2025/2026.

Tenure Freehold. Vacant possession upon completion.

Viewing Further details and arrangements for viewing may be obtained from the appointed selling agents, LANDLES

Negotiations All negotiations in respect of this property are to be carried out strictly via the Agents, LANDLES

Anti-Money Laundering Directive Prospective purchasers will be required to provide the usual PROOF OF IDENTITY documents at the stage of agreeing a subject to contract sale.

OFFER REFERENCING Applicants who wish to put forward subject to contract offers agree to the selling agents, LANDLES, making the usual enquiries in respect of chain checking, to provide evidence of a lenders mortgage application in principal note, and to provide proof of funds on request, etc.

Privacy Statement The LANDLES Privacy Statement is available to view online or upon request.

SUBJECT TO CONTRACT ALL NEGOTIATIONS IN RESPECT OF THIS PROPERTY REMAIN SUBJECT TO CONTRACT AT ALL TIMES. Please read the IMPORTANT NOTES included on these Particulars.

IMPORTANT NOTES LANDLES for themselves and for the Vendors or Lessors of this property whose Agents they are give notice that (i) the particulars are produced in good faith and are set out as a general guide only do not constitute any part of a contract and LANDLES accepts no responsibility for any error omission or mis-statement in these particulars (ii) no person in the employment of LANDLES has any authority to make or give any representation or warranty whatever in relation to this property (iii) any plans produced on these particulars are for illustrative purposes only and are not to scale, any area or other measurements stated are subject to measured survey (iv) unless specifically referred to in these particulars any chattels, garden furniture or statuary, equipment, trade machinery or stock, fittings etc is excluded from the sale or letting whether appearing in images or not (v) Applicants should make their own independent enquiries into current USE or past use of the property, any necessary permissions for use and occupation and any potential uses that may be required (vi) all prices and rents are quoted subject to contract and NET of VAT unless otherwise stated (vii) the Agents take no responsibility for any costs applicants may incur in viewing the property, making enquiries or submitting offers (viii) any EPC indicated in these particulars is produced independently of LANDLES and no warranty is given or implied as to its accuracy or completeness.

Viewing
Please contact us on 01553 772816 if you wish to arrange a viewing appointment for this property, or require further information.

Energy Performance Certificate
Click here to view the Energy Efficiency Rating and Environmental Impact Rating for this property.


Disclaimer
Landles Estate Agents endeavour to maintain accurate depictions of properties in Virtual Tours, Floor Plans and descriptions, however, these are intended only as a guide and purchasers must satisfy themselves by personal inspection.