"'Situated on the edge of the Wentworth Park development an immaculately presented three reception room, four bedroom detached home with gas central heating & double glazing'

LOCATION
Lytham Drive is located on the edge of the Wentworth Park development just north of Roman Road approximately two miles from Hereford town centre. The locality is served by a range of amenities and as a whole the city provides a range of shopping, leisure and recreational facilities together with educational establishments and both bus and railway stations.

DESCRIPTION
17 Lytham Drive is an established detached residence with mock tudor upper elevations at the front. The property has a gas fired central heating system, the windows are double glazed and to the front feature a leaded lattice finish and immaculately presented throughout the generous family accommodation includes:

ON THE GROUND FLOOR:

Enclosed Entrance Porch
2.64m

(8'8) x .91m

(3'0)
Approached via double glazed door and having double glazed windows to front and side with lattice lead finish, ceramic tiled floor, wall mounted light and wooden door to:

Reception Hall
With stairway with wooden banister and hand rail to the first floor, wall mounted thermostat, coved ceiling, radiator, matwell and with doors to the kitchen, sitting room and:

Cloakroom
With low level wc and pedestal wash basin with tiled course and mirror over, double glazed window and radiator.

The Sitting Room
5.18m

(17'0) x 3.66m

(12'0)
With leaded double glazed window to the front, coved ceiling, dado rail, radiator and painted wood fire surround with marble inset and hearth and living flame coal effect gas fire. Television point. A pair of double doors then open to the:

The Family Room
3.68m

(12'1) x 3.05m

(10'0)
With double glazed sliding patio door opening to and overlooking the rear garden, coved ceiling and radiator. Door to:

Kitchen
4.17m

(13'8) x 2.72m

(8'11)
With double glazed window overlooking the rear garden and extensively fitted with wood fronted base cupboard units with roll edged working surface over, tiled surrounds and matching eye level cabinets including display end, tall matching pantry cupboard and with single drainer stainless steel sink unit, built-in electric fan oven with gas hob over and cooker hood above together with recess with plumbing for automatic washing machine. Ceramic tiled floor and arched opening through to:

The Dining Room
4.32m

(14'2) x 2.44m

(8'0)
With double glazed door and double glazed window opening to and overlooking the rear garden, coved ceiling, radiator and tiled floor.

ON THE FIRST FLOOR:

Landing
Approached over a return stairway and with leaded double glazed window to side, coved ceiling, smoke alarm, access hatch with ladder to loft space and with doors to the bedrooms, bathroom and AIRING CUPBOARD with insulated hot water cylinder.

Bedroom 1
3.96m

(13'0) x 3.02m

(9'11)
With leaded double glazed window to front, radiator and pair of double wardrobe cupboards two with glazed upper doors and bedside units together with pair of mirror fronted sliding doors to recessed wardrobe area provided with hanging rail. Door to:

En-suite Shower Room
With tiled shower cubicle, low level wc and wash basin, part tiled surrounds, double glazed window, extractor unit, shaver point and radiator.

Bedroom 2
3.53m

(11'7) x 3.05m

(10'0)
With double glazed window overlooking the rear garden. Radiator.

Bedroom 3
2.74m

(9'0) x 2.74m

(9'0)
With leaded double glazed window to front and radiator.

Bedroom 4
2.77m

(9'1) x 2.06m

(6'9)
With double glazed window overlooking the rear garden and radiator.

Bathroom
With shower mixer head attachment, pedestal wash basin with mixer tap and low level wc. Extractor unit, leaded double glazed window to side, shaver point, radiator and ceramic tiled floor. The bathroom has part tiled surrounds.

OUTSIDE:

Garage & Parking
The property has the benefit of a double width tarmacadam driveway which runs to the ATTACHED GARAGE (17'6 x 8'9) with up and over door to front, electric lights and power points.

Garden
To the front of the property there is a lawned garden area behind a low evergreen hedge and there are planted borders and a central ornamental tree.

A side paved pathway is gated and leads to the rear. Across the width of the property there is a paved pathway/patio area which extends to a further patio area from which a gateway opens into Attwood Lane. The rear garden is extensively lawned and has planted borders and established shrubs. Boundaries are formed with wood panel fencing and there is also a trellis with climbing shrubs over.

SERVICES
It is understood that mains electricity, gas, water and drainage services are connected to the property. Confirmation in respect of mains service supplies should be obtained by the prospective purchaser. The property has the benefit of gas central heating. None of the electrical goods or other fittings has been tested and they are sold without warranty or undertaking that they are installed to current standards.

ENERGY PERFORMANCE CERTIFICATE
An Energy Performance Certificate has been prepared in respect of this property and the results are shown in the adjacent charts.

DIRECTIONAL NOTE
From central Hereford continue along Holmer Road and at the roundabout by The Starting Gate Public House turn right, continue along Roman Road and take the third turning on the left hand side into Attwood Lane and then turn left into Turnberry Drive. Turn right into Lytham Drive. Continue along Lytham Drive and the property will be identified on the left hand side by the agents for sale board.





Watkins & Thomas LLP registered in Cardiff, No: OC301123. These particulars are used on the strict understanding that all negotiations are conducted through WATKINS & THOMAS LLP. MISREPRESENTATION ACT - 1967 WATKINS & THOMAS LLP, for itself and for the Vendors of this property whose agent it is give notice that: 1. These particulars do not constitute, nor constitute any part of an offer or contract. 2. All statements contained in these particulars as to this property are made without responsibility on the part of WATKINS & THOMAS LLP or the Vendor. 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 5. The Vendor does not make or give, and neither WATKINS & THOMAS LLP nor any person in its employment has authority to make or give any representation or warranty whatever in relation to this property.


THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property."