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" * Elegant modern town house
* Walking distance of City
*4-bedrooms (2 en-suite)
* Double-glazing, gas central heating
* Small garden area, double garage, EPC:

Details An attractive semi-detached modern town house on a highly respected development just a short distance from the historic Castle Green and River Wye and within easy walking distance of the City Centre and an extensive range of educational, recreational and shopping amenities.

Within 'St. James' Village' itself there is a public house, primary school, Church and shop.

The property was constructed in 2005 by Laing Homes (and has the remainder of a 10 year NHBC Guarantee) and provides very spacious accommodation on three-storeys, having gas central heating, uPVC double-glazing, security alarm system and briefly comprises, Entrance Hall, Downstairs Cloakroom, Lounge, fitted Kitchen/Breakfast Room, First Floor Dining Room with Study Area, Master Bedroom with En-Suite Shower Room, 3 further Bedrooms (one with an En-Suite), Bathroom, Double Garage, parking space and a small Courtyard-Style Garden.

The whole is more particularly described as follows:-

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GROUND FLOOR
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Recessed Porch with light and door to

Reception Hall with radiator, central heating thermostat and alarm control panel.

Cloakroom with WC, wash hand basin, tiled floor, radiator and extractor fan.

Lounge 17' 8'' (into bay window) x 14' 0'' ( 5.38m x 4.3m) having an inset pebble-effect gas fire with wooden surround and granite-style inset and hearth, storage cupboard, two radiators, TV aerial point and French doors to rear.

Kitchen/Breakfast Room 13' 10'' x 13' 2'' ( 4.22m x 4m) fitted with a range of ash-effect base and wall mounted units with formica work surfaces and tiled splashbacks, 1? bowl stainless steel sink unit with mixer tap, built-in stainless steel electric double oven, four-ring gas hob and extractor hood, built-in microwave, built-in fridge/freezer, built-in dishwasher, plumbing for automatic washing machine, cupboard housing the gas fired central heating boiler, central heating programmer, tiled floor, window bay, radiator, telephone point and TV aerial point.

A staircase leads from the Reception Hall to the

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FIRST FLOOR
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Landing.

Dining Room 14' 0'' x 10' 4'' ( 4.27m x 3.1m) having Living Flame pebble-effect gas fire with wooden surround and marble-style inset and hearth, two radiators, TV aerial point, telephone points, windows and double-glazed door to Balcony. An archway leads from the Dining Room to the

Study 8' 7'' x 5' 8'' ( 2.62m x 1.7m) having radiator, TV aerial point, telephone point and window.

Master Bedroom 14' 0'' x 13' 6''(into bay window) ( 4.27m x 4.1m) having radiator, telephone point, TV aerial point and En-Suite Shower Room with double-width tiled shower cubicle with thermostatic shower and screen, wash hand basin, part-tiled walls, extractor fan, shaver point, ladder-style radiator and window.

A staircase leads from the First Floor Landing to the

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SECOND FLOOR
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Landing having smoke alarm, radiator, hatch to roof space and built-in cupboard housing the hot water cylinder.

Bedroom 2 14' 0'' x 10' 0'' ( 4.27m x 3m) with built-in double wardrobe, radiator, TV aerial point and En-Suite Shower Room with double-width tiled shower cubicle with thermostatic shower and screen, wash hand basin, WC, part-tiled walls, extractor fan, shaver point, ladder-style radiator and window.

Bedroom 3 10' 7'' x 7' 5'' ( 3.23m x 2.3m) having radiator, TV aerial point and telephone point.

Bedroom 4 10' 7'' x 6' 4'' ( 3.23m x 1.9m) having radiator, TV aerial point and telephone point.

Bathroom having a white suite comprising a Jacuzzi bath with mixer tap, wash hand basin, WC, partly tiled walls, downlighters extractor fan, radiator, shaver point and window.

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OUTSIDE
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To the front of the property there is a gravelled forecourt with brick boundary wall and wrought-iron fencing and gate leading to a flagstone path with side access to the rear Courtyard-Style garden enclosed by fencing with a paved patio and raised gravel area.

Garage 1 19' 4'' x 8' 9'' ( 5.89m x 2.7m) having double wooden doors, light and power. Door to front Courtyard and Garage 2 19' 0'' x 8' 8''
( 5.79m x 2.6m) having wooden up and over door, light and power.

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GENERAL INFORMATION
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SERVICES
Mains water, electricity, drainage and gas are connected. The property has the benefit of gas fired central heating. Telephone (subject to transfer regulations).

OUTGOINGS
Council Tax is Band E payable for 2013/14 - ?1859.91. Water and drainage rates are payable.

TENURE AND POSSESSION
Freehold with vacant possession on completion.

PRICE ?299,950

AGENTS NOTE
1. There is a monthly Service Charge towards the maintenance of communal areas and lighting on the development.
2. There is also a 'Residence Only' car parking scheme operational in the area (see Agents for further details).

DIRECTIONS

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.

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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