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" A WELL PROPORTIONED THREE BEDROOM DETACHED FAMILY HOME affording an excellent internal specification and benefitting from gas central heating and upvc glazing. Briefly comprises: entrance hall, cloakroom/WC, lounge and dining room, kitchen, family room, utility room, three bedrooms, bathroom, double width driveway, single garage, enclosed gardens with patio area and awning. (EER: D)

DIRECTIONAL NOTE The property is best approached by leaving Ashby town centre via Kilwardby Street leading into Moira Road, proceeding through Shelbrook into open countryside, on approaching Moira via Ashby Road bear right onto Blackfordby Lane, take the second turning into Woodlands Way and the property is immediately situated on the right hand side as denoted by the prominent agents for sale board. GENERAL COMMENT Occupying an excellent position within the heart of Moira village centre is this well presented three bedroom semi detached family home which benefits from gas central heating and upvc glazing. Internally the property boasts a well arranged and well proportioned specification enjoying a through lounge and dining room, kitchen, family room which can be utilised for a wide variety of potential uses and utility room. To the first floor are three excellent bedrooms and a family bathroom. Externally the property enjoys a generous frontage with a block paved driveway providing ample off road parking to a single garage and a delightfully enclosed mainly lawned rear garden enjoying a sunny south facing aspect and an electrically operated awning. LOCATION Situated within the heart of Moira village centre, the property is conveniently placed for ease of access to all of Moira's local amenities including a highly regarded primary school, local shops catering for most day to day needs and recreational amenities with more comprehensive facilities available at nearby Ashby town centre approximately 2 miles. Moira is well situated being on the doorstep to the National Forest with many scenic country walks and leisure activities and and placed with ease of access to the M42 leading to many East and West Midlands conurbations. The village of Moira is surrounded by scenic countryside and is ideally situated within easy walking distance to Donisthorpe Country Park, Conkers and Moira Furnace Museum. It is also within walking distance of the Ashby Trail. The name 'Moira' originated when Baron Rawdon, who also held the Irish title 'Earl of Moira', built the 'Stone Rows' (now demolished) for his workers. These were built in the Irish cottage tradition and became known as 'Moira Town' after his Irish estates. GROUND FLOOR ENTRANCE HALL Approached via upvc glazed entrance door with stairs off rising to the first floor, spindle balustrade, radiator and useful built-in storage cupboard. CLOAKROOM Two piece suite in white with low flush WC and wash hand basin with storage cupboard under. LOUNGE AND DINING ROOM 7.47m x 3.18m narrows - 9'8'' (0.18m x 0.08m narro Feature fireplace with living flame gas fire, TV aerial point, two radiators, bow window to the front elevation and sliding patio doors overlooking and providing access onto the rear garden. KITCHEN 2.97m x 2.51m

(9'9' x 8'3') Comprising of single drainer stainless steel sink unit, range of base cupboard and drawer units, matching wall mounted storage cupboards, breakfast bar, electric cooker point, extractor fan, radiator and window overlooking the rear garden. FAMILY ROOM 7.14m x 1.22m to 8'2'' max (0.18m x 0.03m to 2.49m A versatile room that can be utilised for a wide variety of potential uses with radiator and providing access via upvc glazed doors to both the front and rear and internal access to the; UTILITY ROOM 2.57m x 1.96m

(8'5' x 6'5') Worktop preparation surfaces with storage cupboards under, appliance space and pluming for washing machine and also housing the wall mounted Worcester gas fired central heating boiler. FIRST FLOOR LANDING From the main entrance hall stairs rise to the first floor landing with access via a drop down ladder to the boarded loft space. BEDROM ONE 4.01m x 3.40m

(13'2' x 11'2') Enjoying a comprehensive range of built-in furniture with matching vanity unit, radiator and window overlooking the rear garden. BEDROOM TWO 2.95m x 3.45m

(9'8' x 11'4') With radiator and window to the front elevation. BEDROOM THREE 3.07m x 2.13m

(10'1' x 7'0') With useful built-in storage cupboard, radiator and window to the rear. BATHROOM Enjoying a three piece suite in white comprising panelled bath with shower over, low flush WC, pedestal wash hand basin, radiator, two useful built-in storage cupboards, extractor fan and complementary wall tiling. OUTSIDE The property occupies an excellent plot enjoying a generous frontage, laid to lawn with flowering herbaceous borders, block paved driveway providing ample off road parking and giving access to the; SINGLE GARAGE 5.38m x 2.51m

(17'8' x 8'3') With up and over door, light, power and rear personal access into the family room. TO THE REAR An enclosed south facing mature and established garden enjoying a high degree of privacy with a full width paved patio area, electrically operated awning and an abundance of flower and herbaceous borders. TIMBER GARDEN SHED 3.05m x 2.44m

(10'0' x 8'0') With light, power and a connected and fitted workbench. VIEWING AND OPENING HOURS Please contact a member of staff on 01530 412824 who will be able to assist you in arranging to view. Monday to Friday 9.00am - 5.30pm Saturday 9.00am - 4.00pm COUNCIL TAX BAND The local authority have advised us that the property is in Council Tax Band B. Prospective purchasers are advised to confirm this. MORTGAGE ADVICE Mortgage advice is provided through our association with DMA Financial Services, who will provide you with independent financial advice. Please call our office on 01530 412 824 and will arrange an appointment for you to meet and discuss options with our independent advisors. THINKING OF SELLING? If you are thinking of selling then please contact our office at ASHBY on 01530 412 824 and we shall be delighted to carry out a FREE MARKET APPRAISAL of your home. VALUATIONS John German are pleased to offer a comprehensive range of Survey and Valuation Reports in accordance with standards set out under the Royal Institution of Chartered Surveyors. These include Private Valuations, (including Probate, Matrimonial and Insurance), the popular RICS Homebuyers Survey and Valuation Report and full Building Survey. Please telephone our Ashby office (01530) 412824 for further details and advice, and a no obligation quotation specific to your requirements. RENTAL DEPARTMENT John German also operates a thriving Lettings Division based in Ashby covering all aspects of lettings and property management. SPECIAL NOTES MONEY LAUNDERING: Under the Protecting Against Money Laundering and the Proceeds of Crime Act 2002, we must point out that any successful purchasers who are proceeding with a purchase will be asked for identification i.e. Passport, driving licence or recent utility bill. This evidence will be required prior to solicitors being instructed in the purchase or sale of a property.
MEASUREMENT: Every care has been taken to reflect the true dimensions. Rooms of an irregular shape, alcoves and fitted wardrobes will be indicated separately.
NOTE: Room sizes are quoted in meters to the nearest hundredth of a meter measured from wall to wall. The imperial equivalent is included as an approximate guide.
FLOOR PLANS: Purchasers should note that if a floor plan is included within property particulars it is intended to show the relationship between rooms and does not reflect exact dimensions or indeed seek to exactly replicate the layout of the property. Floor plans are produced for guidance and illustrative purposes only. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property. "