A pleasing Grade ll Listed four bedroom detached former farmhouse, set in well-proportioned grounds within the village of Marholm. The property benefits from views over paddocks and enjoys a fully enclosed rear garden.

Manor Farm House has undergone a substantial refurbishment project and provides character throughout with many features having been retained to include wooden shutter to windows, window seats, sash windows, original floor tiles to the entrance hall through to the kitchen, sanitaryware etc are modern but in keeping with the character of the property.

Approached off a private drive, a gravelled drive leads to the side of the house which offers considerable parking for a number of vehicles. Edging the gravel parking area are a range of stone and brick out buildings which offer scope for storage and the facilities for the storage of garden implements.

A footpath with lawn set to one side, gives access to the front of the property and entrance hall with cloak cupboard. Access to dining room and sitting room with open fire, both benefiting from views over the front garden. Family room with wood burning stove, window with window seat, overlooking the side elevation. Rear hall with built in storage cupboards and access to the rear garden. Inner hall with external door to parking area and outbuildings. Steps down to spacious former dairy with cold slabs and oil-fired boiler which serves the central heating and hot water system. To the side of the large chimney breast of the family room access to kitchen with a range of base and wall mounted units. Built in Range style electric cooker set within a feature inglenook fireplace. Built in dishwasher. Open fronted storage shelves. Belfast style sink. Deep window boards with windows to both elevations. Access to utility room again with a range of base mounted units. Storage cupboard and separate cloakroom. From the kitchen, door conceals a wooden staircase leading to a storeroom ideal for the storing of household effects.
On the first-floor elongated landing with small section being split level. Two very generous bedrooms one with fitted wardrobes both benefiting from front elevation views. A generous four-piece family bathroom having been fitted with in keeping sanitary ware for the period of the property. Further bedroom with ensuite shower room and bedroom three with window to side elevation and a separate shower room located to the ned of the landing.

All in all a splendid property which offer spacious accommodation throughout, therefore viewing is essential.

Rent: £3,200.00
Term: Minimum 12 Months.
Deposit: £3,692.00
Availability: Available Now.
Referencing Required.
Energy Performance Rating: E
Council Tax: Band: F

Viewing: Strictly by appointment with the agent Woodford & Co.

TENANT FEES SCHEDULE
NEW ASSURED SHORTHOLD TENANCIES (ASTs) SIGNED ON OR AFTER 1 JUNE 2019
Holding Deposit - One week’s rent. This is to reserve a property. Please Note: This will be withheld if any relevant person (including any guarantor(s) withdraw from the tenancy, fail a Right-to-Rent check, provide materially significant false or misleading information, or fail to sign their tenancy agreement (and / or Deed of Guarantee) within 15 calendar days (or other Deadline for Agreement as mutually agreed in writing).

Security Deposit
(per tenancy. Rent under £50,000 per year)
- Five weeks’ rent.
This covers damages or defaults on the part of the tenant during the tenancy.

Security Deposit
(per tenancy. Rent of £50,000 or over per year)
- Six weeks’ rent.
This covers damages or defaults on the part of the tenant during the tenancy.

Unpaid Rent
This covers damages or defaults on the part of the tenant during the tenancy.
Interest at 3% above the Bank of England Base Rate from Rent Due Date until paid in order to pursue non-payment of rent. Please Note: This will not be levied until the rent is more than 14 days in arrears.

Lost Key(s) or other Security Devices(s)
Tenants are liable to the actual cost of replacing any lost key(s) or other security device(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys for the tenant, landlord any other persons requiring keys will be charged to the tenant. If extra costs are incurred there will be a charge of £15 per hour (inc. VAT) for the time taken replacing lost key(s) or other security device(s).

Variation of Contract (Tenants Request)
£50 (inc. VAT) per agreed variation. To cover the costs associated with taking landlord’s instructions as well as the preparation and execution of new legal documents.

Variation of Sharer (Tenant's Request) £50 (inc. VAT) per replacement tenant or any reasonable costs incurred if higher.
To cover the costs associated with taking landlord’s instructions, new tenant referencing and Right-to-Rent checks, deposit registration as well as the preparation and execution of new legal documents.

Early Termination (Tenant's Request)
Should the tenant wish to leave their contract early, they shall 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.

Client Money Protection
From 1st April 2019 it is a requirement for all property agents holding client money to belong to a government approved Client Money Protection Scheme. Woodford & Co have had your best interests at heart for many years and are therefore members of the Property mark Client Money Protection Scheme. Scheme Reference C0009694

View our Client Money Protection here

Property Redress Scheme

Woodford & Co are members of The Tenancy Deposit Scheme (TDS) Membership Number G04974

The Dispute Service Ltd
PO Box 1255 Hemel Hempstead, Herts HP1 9GN

Professional Membership
Woodford & Co is a member of ARLA Propertymark M0038000
Woodford & Co is a member of NAVA Propertymark M0038000
Woodford & Co is a member of NAEA Propertymark M0038000