"For those in search of the feel look no further, this much improved and 'ready to move in' three bedroom semi detached home occupies a corner position on this very popular and well established development in the highly desirable village of Groby and must be viewed in person to be fully appreciated. The well presented light and airy layout includes an entrance porch, living room, dining room and kitchen. Upstairs you will find three bedrooms and a modern fitted bathroom. The plot offers a particularly private garden to the rear not overlooked from beyond with access to a single garage and off road parking. Representing an exciting opportunity for first time buyers, growing families and investors, an immediate viewing comes highly recommend to avoid disappointment.

ACCOMMODATION
Front entrance door opens into;

ENTRANCE PORCH
The entrance porch offers plenty of space for your shoes and coats with a door to;

LIVING ROOM - 15' 2'' x 13' 2'' (4.62m x 4.01m)
Presented with carpet flooring, the primary reception space is centred around a premium feature glass fronted gas fireplace with stone surround (fitted 2008), having a front elevation window and sliding patio doors which flood the room with natural light, coving to ceiling, staircase rising to the first floor landing, a larger than average radiator (fitted in 2008) and a door to;

DINING ROOM - 7' 7'' x 9' 8'' (2.31m x 2.94m)
Perfect for formal dining occasions, the recently re-decorated (July 2016) dining room is presented with carpet flooring, having a front elevation window, coving to ceiling, radiator and a door to;

KITCHEN - 7' 3'' x 11' 2'' max (2.21m x 3.40m)
The kitchen is fitted with a range of modern wall mounted and base units with work surfaces over. Features include an integrated oven with gas hob over and extractor hood above, inset sink with mixer tap, space and plumbing for a washing machine and space for a fridge freezer, all complemented with tiled splashbacks and tiled flooring. Having a rear elevation window, a radiator (fitted in 2008) and a rear access door.

FIRST FLOOR LANDING
Stairs rise to the first floor landing which gives access to the bedrooms and bathroom, having neutrally painted walls and a rear elevation window which allows the landing to be flooded with natural light.

BEDROOM ONE - 9' 0'' not into doorway x 9' 4'' not into robes (2.74m x 2.84m)
Currently being used as an office, the master bedroom offers plenty of space for a double bed, having a built in wardobe and a built in hot airing cupboard housing the Worcestor Bosch combi boiler (serviced annually), laminate flooring, ceiling coving, radiator, loft hatch to a partly boarded loft and a front elevation window.

BEDROOM TWO - 8' 5'' not into doorway x 10' 1'' into wardrobe space (2.56m x 3.07m)
A second double bedroom offering plenty of space for a double bed and wardrobes, having a front elevation window, carpet flooring, ceiling coving and a radiator.

BEDROOM THREE - 6' 5'' x 7' 5'' (1.95m x 2.26m)
Re-decorated in June 2016, the third bedroom offers ample space for a single bed, drawers and wardrobe, having carpet flooring, a radiator and a window enjoying views of the garden.

BATHROOM
Fitted in 2009, the modern bathroom offers a three piece suite comprising a panelled bath with power shower and screen, low level WC and pedestal wash basin with a mixer tap. Having tiled walls and flooring, heated towel rail, extractor fan and an obscure rear elevation window.

OUTSIDE
Occupying a corner position, the front offers a lawn area with a pathway leading to the entrance door. To the rear is a mainly laid to lawn rear garden which has a particularly private feel not being overlooked from beyond. Offering a patio area adjacent to the property and a corner decking area, both perfect for outdoor entertaining. There is fencing to boundaries and a larger than average shed which has had a re-felted roof, guttering added and two water butts (2008). Beyond the garden is off road parking and a single garage which has an up and over door and lighting.

TO FIND THE PROPERTY
From our office on Hinckley Road in Leicester Forest East, head east along Hinckley Road. At the Braunstone crossroads, turn left onto Ratby Lane. Continue along and over the railway bridge. At the traffic lights, continue straight and then at the first roundabout, take the second exit and continue along Ratby Lane. At the next roundabout take the first exit and then take the second exit and join the A46. Turn off at the first slip road and take the fourth exit onto Leicester Road. The take the first exit at the next roundabout and continue along Sacheverell Way. Take the first turning on your right onto Laundon Way. Turn left onto Lime Avenue and proceed along where the property can be found on the left hand side and identified by our 'For Sale' board.

TENURE
The tenure is freehold with vacant possession upon completion.

COUNCIL INFORMATION
Hinckley & Bosworth Borough Council, Regent Road, Hinckley, Leics (Tel: 01455 238141) - Tax Band B (As of 14th August 2016).

VIEWING ARRANGEMENTS
Viewings are strictly by appointment only. Please contact Tom, Zak or Phebe on 0116 366 5666.

MONEY LAUNDERING
In line with current money laundering regulations, prospective buyers will be asked to provide us with photo I.D. (e.g. Passport, driving licence, bus pass etc) and proof of address (e.g. Current utility bill, bank statement etc). We ask for your cooperation in this matter as this information will be required before a sale can be agreed.

AGENTS NOTE
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.

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