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" This delightfully presented semi-detached house enjoys a lovely open outlook to the front and is situated on the south western side of the city being ideally located for access to Kenilworth, Leamington Spa and Warwick. The accommodation enjoys gas central heating, double glazing and quality fitments in the kitchen and bathroom, but the only way to appreciate the house is by close internal inspection.

SITUATION AND DESCRIPTION Gas central heating is installed, there is double glazing as described and the layout includes a 13'9' long hall, cloakroom with w.c and wash basin, 29'9' through lounge/dining room, re-fitted kitchen with appliances, landing, excellent bathroom with separate shower cubicle and Villeroy & Boch suite. There are three good sized bedrooms. Outside there is a front garden with parking for vehicles and direct access to an attached garage together with side pedestrian gated access to the well maintained rear garden. This is a most desirable address and an early viewing is recommended. For the commuter this is an ideal location situated within easy reach of the A45 which links with Birmingham and the M6 to the north west and Rugby and the M1 to the south east. Along the A45 corridor is to be found out of town shopping at both Cannon Park shopping centre and Canley Retail Park. There are railway stations at Tile Hill village, Canley and Coventry Central linking with London, Birmingham and beyond. Local schools serve the area and as already mentioned there is an open grassed area to the front ideal for exercising dogs and children! The accommodation in further detail comprises: ON THE GROUND FLOOR RECESSED PORCH Leading to the: HALLWAY 13'9' long (4.19m long) With double glazed front entrance door, wood block floor, single panel radiator, staircase to the first floor with balustrade and spindles. CLOAKROOM With low flush w.c, and wash hand basin. LOUNGE/DINING ROOM 13'0' max. 10'11' min x 29'9' (3.96m max. 3.33m min x 9.07m)
With attractive stone fireplace having living flame coal effect gas fire and complementary hearth, two single panel radiators, double glazed window to the front elevation and enjoying the aforementioned views and double casement doors with matching side screens opening out to the rear garden. KITCHEN 9'7' x 10'11' (2.92m x 3.33m) Having an excellent range of fitments with granite work surface and matching tiled floor. There is an integrated dish washer, integrated washing machine, Rangemaster duel fuel five-ring cooker, matching Rangemaster extractor hood over, and large tall fridge freezer. Wine rack, walk-in cupboard under the staircase, two double glazed windows, base unit with carousel unit, Villeroy and Boch glazed sink, two double glazed windows, double glazed side entrance door, spot lights to the ceiling, tall shelved unit and wall cupboards. ON THE FIRST FLOOR LANDING Having double fronted airing cupboard with Vaillant gas combination boiler, loft access and double glazed side window. BEDROOM 1 (FRONT) 12'10'max. x 14'2' (3.91m x 4.32m) Having single panel radiator and double glazed window. BEDROOM 2 (REAR) 14'5' x 10'11' + door recess (4.39m x 3.33m +doo Having double glazed window and single panel radiator. BEDROOM 3 (FRONT) 7'9' x 8'9' (2.36m x 2.67m) With single panel radiator, and double glazed window. BATHROOM 9'7' x 5'10' (2.92m x 1.78m) Delightfully appointed with Villeroy and Boch fitments including deep bath, low flush w.c, wash hand basin, separate shower cubicle with thermostatic shower, heated towel rail/radiator, part tiled walls, double glazed window, spot lights to the ceiling and extractor unit. OUTSIDE FRONT GARDEN With low wall to the front boundary, tarmacadam driveway, additional car hardstanding space. Side pedestrian access to the rear garden. ATTACHED BRICK BUILT GARAGE 8'1' x 15'5' + car bonnet recess (2.46m x 4.07m + car bonnet recess)
With double vehicle entrance doors, side entrance door, power and light connected. REAR GARDENS Well maintained with patio, five steps up to the lawned area which is each side of the pathway, well stocked borders and fenced boundaries. GENERAL INFORMATION TENURE Freehold SERVICES All main services are connected to the property. We have not carried out any form of testing of appliances, central heating, or other services and prospective purchasers must satisfy themselves as to their condition and efficiency. FIXTURES AND FITTINGS Specifically excluded unless mentioned in these Sales Particulars. COUNCIL TAX Band D DIRECTIONS Leave the ring road at Junction 6 travelling along the Warwick Road and bear right at the traffic lights into Kenilworth Road. At the traffic light junction with the A45 proceed straight ahead turning right after approximately 0.5 of a mile into Cannon Hill Road. Take the second right into Merynton Avenue, bear right after a short distance into Tutbury Avenue and the property will be found along on the left hand side of the road. REFERENCE JSM/HGE/3426/1 Wiglesworth & Co themselves and for the vendors or lessors of this property whose agents they are, give notice that (i) the particulars are set out as general outline only for the guidance of intending purchasers or lessees, and do not constitute part of an offer or contract, (ii) all descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them; (iii) no person in the employment of Wiglesworth & Co has any authority to make or give any representation or warranty whatsoever in relation to this property. "