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" * An elegant semi-detached period house
* City's premier residential location
* 4-Bedrooms, 2 bathrooms
* 3 Reception room, large cellar
* Lovely, mature gardens


Details 32 HAFOD ROAD, HEREFORD, HR1 1SG
This highly impressive Semi-detached period residence is located in a conservation area in a well established and highly sought after residential area about a mile north-east of the Cathedral City of Hereford.

Local amenities include a range of shops, a public house, bus service, churches, primary schools and the property is also within the catchment area of Bishops secondary school.

The house is superbly presented and has gas central heating, but retains original features such as sash windows, picture rails, cornices and fireplaces, and provides spacious family accommodation which briefly comprises: Entrance Hall, Reception Hall, Cloakroom, Double Cellar, Drawing Room, Dining Room, Breakfast Room, Walk-in Pantry, Kitchen, Four Bedrooms, Shower Room, Bathroom, off-road parking and lovely garden.

The whole is more particularly described as follows:-

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GROUND FLOOR
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A door with leaded light over to

Entrance Hall with further leaded glazed door to

Reception Hall with Amtico tile flooring, ceiling archway and radiator.

Cloakroom having WC, wash hand basin, coat hooks and window.

Double Cellar overall size 36' 0'' x 19' 6'' ( 10.97m x 5.9m) having brick floor and gas fired central heating boiler.

Drawing Room 14' 9'' x 14' 6'' ( 4.5m x 4.4m) (excluding bay window) with coal effect gas fire, painted slate surround, tile hearth, storage cupboards to either side, radiator, down lighters with dimmer control, cornicing and picture rail.

Dining Room 14' 9'' x 15' 7'' ( 4.5m x 4.7m) (excluding bay window) having coal effect fire with painted slate surround, tiled hearth, cornicing, picture rail and radiator.

Breakfast Room 11' 0'' x 11' 2'' ( 3.35m x 3.4m) with oak laminate flooring, radiator, fireplace recess housing the gas stove, store cupboard to side with central heating programmer, glazed doors to patio and

Walk-in Pantry with shelving, window and power.

A door leads from the Breakfast Room to the

Kitchen 11' 4'' x 7' 0'' ( 3.45m x 2.1m) having matching base and wall units with work surfaces, tiled splashbacks, stainless-steel sink unit with mixer tap (H&C), plumbing for automatic washing machine and dishwasher, quarry tile floor, radiator, electric cooker point, extractor hood and windows to rear.

An impressive staircase leads from the Entrance Hall to Half Landing with window and the staircase continues to the

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FIRST FLOOR
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Landing with roof light.

Bedroom 1 20' 0'' x 14' 10'' (excluding bay window) ( 6.1m x 4.5m) having original cast-iron fireplace with tiled inset and painted slate surround and further window to front.

Bedroom 2 16' 2'' x 14' 9'' ( 4.93m x 4.5m) having original cast-iron fireplace with tiled inset and painted slate surround, wash hand basin, radiator and window to rear.

Spacious Shower Room 10' 3'' x 10' 2'' ( 3.12m x 3.1m) having tiled cubicle with mains shower and screen, wash hand basin with mixer (H&C) with cupboard under, original cast-iron fireplace with tiled inset and painted surround, radiator, down lighters, extractor fan, airing cupboard with hot water cylinder and electric immersion heater.

Bathroom with enamel bath with mixer tap and shower attachment, wash hand basin, WC, part-panelled walls, radiator and window.

A staircase continues from the First Floor Landing to a Further Half Landing with roof light and the

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SECOND FLOOR
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Landing.

Bedroom 3 18' 9'' x 14' 9'' max into eaves ( 5.72m x 4.5m) with original fireplace, painted surround, exposed ceiling timbers and hatch to roof space.

Bedroom 4 18' 0'' max x 10' 0'' max ( 5.49m x 3m) into eaves including wardrobe space with store cupboard and window to rear with stunning views over the city to the Black Mountains.

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OUTSIDE
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To the front of the property is a gravelled driveway and parking area with brick boundary wall. There is also a paved pathway. To the side of the property there are path/patio areas leading to the rear where there are larger patio areas.

There is a lovely, mature rear garden which is mainly laid to lawn with well established borders with a variety of ornamental shrubs and trees. The garden is enclosed by fencing and is part walled. There is a garden shed and the garden has a westerly aspect.

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GENERAL INFORMATION
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SERVICES
Mains water, electricity, drainage and gas are connected. Telephone (subject to transfer regulations). Gas-fired central heating.

OUTGOINGS
Council Tax is Band 'E' payable year 2011/2012 ?1830.52. Water and drainage rates are payable.

TENURE AND POSSESSION
Freehold with vacant possession on completion.

PRICE ?400,000 i.e. ?395,000

AGENTS NOTE
The fitted carpets are to be included in the purchase price.

VIEWING
Strictly by appointment through the Agents, Flint & Cook, Hereford (01432) 355455.

MONEY LAUNDERING REGULATIONS
To comply with Money Laundering Regulations, prospective purchasers will be asked to produce identification documentation at the time of making an offer. We ask for your cooperation in order that there is no delay in agreeing the sale.

SURVEY AND VALUATION DEPARTMENT
Mortgage Valuations, RICS Home Buyers' Reports and Building Surveys all undertaken by a qualified Surveyor. For further details please contact Mr G Flint FRICS on (01432) 355455.

RESIDENTIAL LETTINGS & PROPERTY MANAGEMENT
We also operate a first-class Residential Lettings and Property Management Service, and are always actively looking for new landlords. For further details please contact Jackie Eversham (01432) 355455.

OPENING HOURS:
MONDAY - FRIDAY 9.00 am - 5.30 pm
SATURDAY 9.00 am - 2.00 pm

These particulars are prepared for the guidance only of prospective purchasers. They are intended to give a fair and overall description of the property and do not constitute the whole or any part of an offer or contract.
Any information contained herein (whether in text, plans or photographs) is given in good faith but should not be relied upon as being a statement or representation of fact.
Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services or facilities are in good working order.
Any movable contents, fixtures and fittings, (whether wired or not) referred to in these property particulars (including any shown in the photographs) are, unless the particulars say otherwise, excluded from the sale. In the event that the buyer proposes to purchase any movable contents or include them in any offer for the property, the buyer cannot in any respect imply any such inclusion from the property particulars.
Any areas, measurements or distances referred to herein are approximate only and may be subject to amendment.
It should not be assumed that the property has all necessary planning, building regulation or other consents and these matters must be verified by an intending purchaser.
The information in these particulars is given without responsibility on the part of the agents or their clients and neither the agents nor their employees have any authority to make or give any representations or warranties whatever in relation to this property.
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