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" Immaculately presented semi-detached house in cul-de-sac in highly favoured location, superb extended 3 bedroom accommmodation with 2 reception rooms, refitted kitchen, large utility/store room, cloakroom/WC and lovely private garden.

DETAILS 9 GRAMPIAN CLOSE, KINGS ACRE, HEREFORD, HR4 0TA

This superbly appointed semi-detached house is situated in the highly sought after Kings Acre district about 1 ? miles North-West of the City Centre. The house occupies a good cul-de-sac position with an open front aspect. Local amenities available close by include a Post Office, local shops and stores, bus service and schools.

The house dates from the early 1980's period and was built by Westbury Homes with brick elevations under a tiled roof. The property has been extended and improved in recent years to include the provision of new kitchen and bathroom fittings, adaption of garage to provide a large utility/store room and adjoining cloakroom/WC and an excellent dining room extension.

The rear garden is a particularly attractive feature and provides considerable privacy. The accommodation, which has the benefit of gas fired central heating and replacement double glazed windows, is provided with quality fittings throughout and in detail comprises:

G R O U N D F L O O R

ENTRANCE HALL approached through double glazed front door, having double radiator and carpet.

SPLENDID LARGE LOUNGE 16' 5'' x 12' 1'' ( 5m x 3.7m) having display mantel with hearth and fitted stone-effect modern gas fire, TV aerial point, double radiator, coved cornices, carpet and archway providing through access to

DINING ROOM 9' 9'' x 7' 1'' ( 2.97m x 2.2m) with radiator, carpet, double glazed picture window with sliding patio door on to garden.

SUPERB AND RECENTLY REFITTED KITCHEN 13' 3'' max x 8' 2'' ( 4.04m x 2.5m) with range of quality fitments including 1? bowl single drainer sink top with mixer (h & c) inset in to full width
worktop with storage cupboards and pull-out drawer with wire basket shelves below, additional worktop with cupboards, space with plumbing for dishwasher and integrated refrigerator below, worktop with small breakfast bar , three drawers and storage cupboard below, seven eye-level wall cupboards, matching wall cupboard housing Glow-worm wall mounted gas fired boiler which provides central heating and domestic hot water, part tiled wall surrounds, Indesit split-level cooker including four ring gas hob with integrated fan-assisted electric oven below and overhead illuminated extractor, double radiator, ceiling spotlight and tiled floor.

LARGE UTILITY/STOREROOM 13' 0'' x 7' 6'' ( 3.96m x 2.3m) having large raised worktop with cupboard and storage space with plumbing for washing machine below, two eye-level wall cupboards, radiator, ceramic tiled floor, ceiling spotlight, extractor and door to

CLOAKROOM with wash hand basin (h & c) with tiled splashback, low level WC, radiator and tiled floor.

F I R S T F L O O R

LANDING with trap to roof storage space, room thermostat and carpet, also fitted to staircase.

BEDROOM 1 12' 5'' x 9' 9'' plus door recess ( 3.78m x 3m) with radiator and carpet.

BEDROOM 2 9' 2'' plus door recess x 8' 5'' ( 2.79m x 2.6m) with radiator, carpet, Airing Cupboard with lagged hot water cylinder, immersion heater, slatted shelving and electronic heating programmer control.

BEDROOM 3 9' 7'' x 6' 6'' ( 2.92m x 2m) with radiator and carpet.

BATHROOM with radiator, fully tiled walls, white coloured suite including panelled bath (h & c) with overhead Mira Sport electric shower fitment, pedestal wash basin (h & c), low level WC and floor covering.

O U T S I D E

At the front of the property there is a concrete driveway and gravel hard standing providing ample parking space for two vehicles.

Outside meter cupboard. External lighting. Timber garden shed.

A side entrance gate leads to the rear garden which is beautifully laid out and provides a high degree of privacy and seclusion. There is a paved patio which links to the adjoining dining room extension through sliding patio doors, providing an excellent entertainment area. The lawn is of easily manageable size and has adjoining flower beds stocked with a variety of ornamental shrubs and bushes, including Ceanothus and Clematis. There is a small paved patio with overhead pergola and a raised decking terrace which provides an excellent late afternoon sun trap.

SERVIVES Mains water (metered), electricity, drainage and gas are connected.
Telephone (subject to transfer regulations).

OUTGOINGS Council Tax is currently Band 'C'. Water and drainage rates are payable.

TENURE AND POSSESSION Freehold with vacant possession on completion

PRICE: ?174,950

DIRECTIONS

From Greyfriars bridge in Hereford's City Centre proceed North and at the Steels Westgate traffic lights turn left in to Eign Street which continues in to White Cross Road. On reaching the major roundabout after approximately one mile take the second exit on to A 438 (Kings Acre Road). In approximately ? mile turn right in to Cotswold Drive. This road extends in to Grampian Close and number 9 will be found on the left-hand side near the end of the cul-de-sac.

VIEWING

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

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 Harding (01432) 355455.

OPENING HOURS:

MONDAY - FRIDAY 9.00 am - 5.30 pm
SATURDAY 9.00 am - 2.00 pm

1. 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.
2. 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.
3. 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.
4. 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.
5. Any areas, measurements or distances referred to herein are approximate only and may be subject to amendment.
6. 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.
7. 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.

GEF FC015678 August 2009 (2) "