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" DRAFT DETAILS This well presented spacious semi-detached house enjoys a superb 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 size of the accommodation needs to be seen to be appreciated, but includes gas central heating, double glazing as described , porch, through hall, two reception rooms, re-fitted kitchen with appliances, landing, lovely sized re-fitted bathroom with separate shower cubicle together with three bedrooms.

SITUATION AND DESCRIPTION Outside there are gardens to front and rear, driveway parking and a garage. This is a highly regarded address where properties are not readily available so an early appointment to view 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 both at 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 PORCH With tiled floor. HALL 8''0' inc. staircase x 13'9' (2.44m inc. staircase With double glazed front entrance door, useful cloaks cupboard, single panel radiator, double glazed side window, and wood block floor, FRONT RECEPTION ROOM 12'10' x 14'0' (3.91m x 4.27m) With double panel radiator, impressive marble fireplace with matching hearth and mantelpiece incorporating a gas fire in a contemporary grate. REAR RECEPTION ROOM 11'0' x 15'2' (3.35m x 4.62m) With double panel radiator, double glazed casement doors having windows each side overlooking the rear garden. RE-FITTED KITCHEN 11'1' x 9'9' (3.38m x 2.97m) With good range of built-in working surfaces incorporating base and wall cupboard units, stainless steel single drainer sink unit, nest of drawers, larder cupboard, double glazed window and spot lights to the ceiling. Under lighting to the wall cupboards over the work surface, tiled splashback to the work area, two double glazed windows, double glazed side entrance door, retracting full height storage unit, integrated dishwasher, integrated fridge/freezer, double oven incorporating grill, four ring gas hob and tiled floor. ON THE FIRST FLOOR LANDING Having access via a retracting ladder to the loft space. Cupboard housing the gas boiler. Double glazed side window. RE-FITTED BATHROOM 6'0' x 9'10' (1.83m x 3.00m) With large Jacuzzi bath, pedestal wash hand basin, quadrant shower enclosure with thermostatic shower and low flush w.c., two chromed heated towel rails, tiled walls, two double glazed windows, spot lights to the ceiling, and shaver point. BEDROOM 1 (FRONT) 14'3' x 12'10' inc wardrobes (4.34m x 3.91m inc wardrobes)
With range of built-in wardrobes and dressing table with knee-hole beneath and nest of drawers. Single panel radiator, double glazed window, space for a double bed with bed-side cabinets, top storage cupboards and corner shelving unit . BEDROOM 2 (REAR) 11'0' inc wardrobe x 14'4' (3.35m inc wardrobe x 4.37m)
Having single panel radiator, double glazed window, range of built-in wardrobes, matching dressing table with knee-hole and nest of drawers beneath. BEDROOM 3 (FRONT) 8'0' x 9'0' (2.44m x 2.74m) Having single panel radiator and double glazed window. OUTSIDE FRONT GARDEN Laid out with lawn, block paved driveway providing standing for vehicles and double gates opening to the driveway which passes the side of the house. BRICK BUILT GARAGE Situated in the rear garden and having up and over vehicle entrance door, rear window, pitched roof providing storage. At the side of the garage is useful. UTILITY CUPBOARD With space for washing machine and dryer, power and light connected. Also at the side of the garage is a W.C. REAR GARDEN Having patio, four steps up to the lawn 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 identified by our 'For Sale' board. REFERENCE JSM/HGE/3380/1 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. "