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" DELIGHTFUL EDWARDIAN DETACHED RESIDENCE WITH DOUBLE GARAGE to rear, situated in one of Kings Heath's most sought after roads. EP Rating E.

Porch, Entrance Hall, Two Reception Rooms, Breakfast Kitchen, Utility, Study, Conservatory, Downstairs Shower Room, Four Bedrooms, Bathroom, Loft Room with Pull Down Ladders.

The property is set behind a low stone wall with wrought iron gate opening onto fore garden, having well stocked raised flower beds and paving to front and side entrances.

PORCH
With double glazed double doors and windows, Minton flooring, wooden front door with stained and leaded insert.

ENTRANCE HALL
Having stained and leaded windows to the front and side aspects, oak flooring, stairs with stripped wood balustrade to the first floor, cupboard housing electric meter and consumer board, plate rack, stripped wood part glazed door to UNDERSTAIRS STORE, panelled doors to accommodation.

FRONT RECEPTION 12'10 into recess x 15'3 into bay ( 3.91m into recess x 4.65m into bay)
With hardwood double glazed bay window with leaded top lights, oak flooring, two stained and leaded windows with secondary glazing to the side aspect, central heating radiator, wooden fire surround, picture rail, stained and leaded windows opening into the kitchen.

REAR RECEPTION 10'11 x 18'2 into bay (3.33m x 5.54m into bay)
With hardwood double glazed leaded windows and french doors opening onto the rear garden, with stained and leaded top lights encapsulated within double glazed units, picture rail, central heating radiator, wooden fire surround with cast iron and tiled insert and Living Flame gas fire with marble hearth.

BREAKFAST KITCHEN 16'0 x 9'1 (4.88m x 2.77m)
With hardwood double glazed windows to the side and rear aspects, tiled floor and central heating radiator, the Moben fitted kitchen has a range of base cupboard and drawer units with roll top work surface over with inset stainless steel sink and drainer unit with mixer tap and wall mounted cabinets, one housing Worcester Greenstar condensing boiler, integral dishwasher, space for electric cooker with stainless steel splashback and stainless steel extractor hood and chimney over, tiling to splashback, space for fridge freezer, space for table and chairs, multipaned door to:

UTILITY 10'5 x 7'4 ( 3.18m x 2.24m)
With hardwood double glazed window to the side aspect and double glazed door to the rear garden, tiled floor, base cupboards with roll top work surface over and inset stainless steel sink and drainer unit with mixer tap, wall mounted cabinets, central heating radiator, multipaned door to study and door to:

SHOWER ROOM
Fully tiled with double glazed opaque window to the front, walk in shower cubicle with electric shower, close coupled wc, wall mounted wash hand basin, heated towel rail, tiled floor, extractor.

STUDY 9'10 x 6'1 ( 3m x 1.85m)
With hardwood double glazed window to the side aspect, tiled floor, base cupboard and drawer units to one wall, central heating radiator, multipaned door to:

CONSERVATORY 11'3 x 8'2 (3.43m x 2.49m)
With double glazed windows and french doors to the rear garden, central heating radiator, wooden floor.

FIRST FLOOR LANDING with stained and leaded window with secondary glazing to the side aspect, picture rail, panelled doors to accommodation, pull down ladder to loft.

BEDROOM ONE 12'0 x 15'11 into bay ( 3.66m x 4.85m into bay)
With hardwood double glazed bay window with leaded top lights, fitted wardrobes to one wall, built in book case to the bay, central heating radiator, picture rail.

BEDROOM TWO 8'11 to wardrobes x 16'10 into bay ( 2.72m to wardrobes x 5.13m into bay)
With hardwood double glazed leaded windows overlooking the rear garden, two central heating radiators, fitted wardrobes to one wall, picture rail.

BEDROOM THREE 8'0 x 11'8 max (2.44m x 3.56m max)
With hardwood double glazed window to the front aspect, central heating radiator, fitted wardrobe, picture rail.

BEDROOM FOUR 9'2 x 8'6 ( 2.79m x 2.59m)
With hardwood double glazed window overlooking rear garden, central heating radiator, picture rail.

BATHROOM
With hardwood double glazed opaque window to the side aspect, fully tiled with panelled bath with mixer tap, wash hand basin with mixer tap set into vanity unit, close coupled wc, walk in shower cubicle with electric shower, heated towel rail.

LOFT  24'9 x 7'6 (7.54m x 2.29m)
The loft is accessed by a pull down wooden ladder and has three Velux skylights to three aspects and  eaves storage.

OUTSIDE

DOUBLE GARAGE 18'0 x 16'5 (5.49m x 5m)
With two up and over doors, windows and electric lighting, situated at the rear of the garden with wooden gates opening onto Tenbury Road.

REAR GARDEN
Step out from rear reception room, utility and conservatory onto large patio area with space for table and chairs, leading to garden laid to lawn with borders well stocked with mature plants, shrubs and trees, wooden pergola, path to the side leading to the garages and greenhouse, ornamental pond.

TENURE
We are advised by the Vendor that the property is Freehold (Subject to Verification)

FIXTURES AND FITTINGS
All items of fixtures and fittings except those specifically mentioned in these sales particulars are excluded from the sale.

Consumer Protection from Unfair Trading Regulations 2008.
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "