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" A well presented and thoughtfully extended five bedroom semi detached family home situated within this sought after residential area. The property benefits from flexible family living space set over two levels along with gas central heating, double glazing (where specified) and two large reception rooms plus a useful study. An internal inspection is strongly encouraged.

ENTRANCE PORCH Being entered via a timber and glazed panelled door with Upvc double glazed leaded light windows to the front aspect allowing ample natural light through, laminate wood effect flooring and further timber pattern glazed door through to RECEPTION HALL Having built-in storage cupboard housing gas and electric meters, hardwood parquet flooring and panelled door leading through to SITTING ROOM 5.50m(18'1'') x 4.22m(13'10'') Having period-style wood fire surround with inset cast living flame gas fire, Victorian-style ornate tiling to either side, Upvc double glazed leaded bow window to front aspect, radiator, continuation of hardwood parquet flooring, cornice to ceiling, television aerial point, wall light point, open plan stairs rising through to first floor and panelled doors leading in turn onto STUDY 2.55m(8'4'') x 2.24m(7'4'') Having continuation of hardwood parquet flooring, Upvc double glazed sliding patio doors to rear aspect giving access and views to rear patio area, radiator, wall light point and cornice to ceiling. DINING/FAMILY ROOM 5.47m(17'11'') x 3.28m(10'9'') Generous size dining room having Upvc leaded light double glazed window to the front aspect, radiator, laminate wood effect flooring, further Upvc double glazed leaded light windows to the side aspect with matching french doors within giving direct access out onto the side gardens, understairs recess and useful storage and opening through to kitchen. KITCHEN 2.88m(9'5'') x 2.41m(7'11'') Single drainer stainless steel sink unit with matching mixer tap over, set in roll edge work top with matching range of base and eye level units and plate rack. Also incorporating stainless steel four ring gas hob with electric oven under and matching extractor hood, integrated dishwasher and fridge, tiled splashbacks to work surfaces, radiator, Upvc double glazed window to rear aspect, laminate tile effect floor. UTILITY ROOM 2.34m(7'8'') x 1.66m(5'5'') Having continuation of laminate wood flooring from dining area and having space and plumbing for automatic washing machine and tumble dryer beneath roll top work surface, extractor fan, further eye level units, Upvc leaded light double glazed window to side aspect, wall mounted gas central heating boiler, matching Upvc double glazed door giving direct access out onto a rear patio area and further panelled door to CLOAKROOM W.C. White suite comprising low flush w.c. and a wall hand basin having pattern Upvc double glazed window to the rear aspect, continuation of laminate wood effect flooring. Being accessed from open plan stairs rising from sitting room. LANDING Split level landing having access to large boarded roof space and doors leading in turn onto MASTER BEDROOM 3.28m(10'9'') x 3.22m(10'7'') Having dormer-style Upvc double glazed leaded light window to the front aspect and radiator. BEDROOM TWO 3.20m(10'6'') x 3.35m(11'0'') Having Upvc double glazed leaded light window to the front aspect, radiator, cornice to ceiling. BEDROOM THREE 3.54m(11'7'') x 2.71m(8'11'') Being measured to front of built-in wardrobes being set to one wall, Upvc double glazed window to the rear aspect, radiator, cornice to ceiling. BEDROOM FOUR 2.91m(9'7'') x 1.82m(6'0'') Not including door recess, having built-in captain's bed over stair bulkhead with built-in storage cupboard beneath, Upvc double glazed leaded light window to the front aspect, radiator. BEDROOM FIVE/NURSERY 2.29m(7'6'') x 2.24m(7'4'') Character room having Apex ceiling set to one wall with further recess giving storage beyond room measurements, Upvc leaded light window to the side aspect and further double glazed Velux-style window to the rear aspect, radiator. FAMILY BATHROOM White suite comprising a corner jacuzzi bath with inset seat, low flush w.c., pedestal wash hand basin and corner set shower cubicle housing mixer shower having tiled splashbacks to two sides, further tiled splashbacks to bath and sink area, Upvc pattern double glazed window to the rear aspect, radiator. FRONT To the front of the property there is a block paved driveway giving off-road parking for two/ three cars, direct access through to front door and side gated access through to gardens. SIDE GARDEN Being laid predominantly to lawn, maturing shrub borders with plum tree, raised decking area, further paved patio and pathway leading through to rear garden and being enclosed on two sides by timber panel fencing. REAR GARDEN Being laid mainly to paved patio area with raised retaining wall with flower and shrub borders, cold water tap, gardens being enclosed on both sides by timber panel fencing. SERVICES None of the services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of mains water, electricity, gas and drainage services. FIXTURES AND FITTINGS Only those items in the nature of fixtures and fittings mentioned in these particulars are included in the sale. Other items are specifically excluded. None of the appliancies have been tested by the agents and they are not certified or warranted in any way. IMPORTANT NOTE 1. These particulars have been prepared in all good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information.
2. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise, nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase.
3. The photograph/s depict only certain parts of the property. It should not be assumed that any contents, furnishings/furniture etc. photographed are included in the sale. It should not be assumed that the property remains as displayed in the photograph/s. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.
4. Any areas, measurements or distances referred to are given as a GUIDE ONLY and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries or those which can be performed by their appointed advisers.
5. Where reference is made to planning permissions or potential uses such information is given in good faith. Purchasers should however make their own enquiries into such matters prior to purchase.
. 6. Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquiries to ensure that our descriptions are likely to match expectations you may have of the property.
7. The information in these particulars is given without responsibility on the part of the Sole Agents or their Clients. The particulars do not form any part of an offer or a contract and neither the Sole Agents not their employees has any authority to make or give any representations or warranty in relation to this property. VIEWING Strictly by appointment via the agents Howkins & Harrison on 024 7622 7384
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