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"Situated in the heart of the sought after West Leicestershire village of Kirby Muxloe, fall in love with this tastefully extended and well presented three/four bedroom bay fronted semi detached property perfect for a young and growing family being ideally located for swift access to the primary school, shops, commuter links and bus routes. Having a brand new combi boiler fitted in 2015 and double glazing throughout, the layout includes an entrance hallway, living room, open plan living kitchen diner, first floor landing, three bedrooms, family bathroom and a potential fourth bedroom/snug in the loft. Outside there is a wealth of parking to the front and a particularly private south facing garden to the rear with a secure concrete outbuilding. The accommodation offers a wide range of attractive attributes desired by many prospective purchasers and an early viewing is therefore strongly recommended to avoid disappointment.

ACCOMMODATION
Glazed front entrance door to:

ENTRANCE HALLWAY
Presented with ceramic tiled flooring, the entrance hallway affords plenty of space for your coats and shoes, having a staircase rising to the first floor landing, decorative wall coverings and a door to:

LIVING ROOM - 13' 5'' into bay x 11' 3'' (4.09m x 3.43m)
The contemporary decorated living room enjoys light provided by an attractive broad bay window to the front elevation, having a feature electric fireplace with wood mantle and tiled hearth. The chimney is open so prospective buyers have the option to have an open fire.

OPEN PLAN LIVING KITCHEN DINER - 20' 7'' max x 17' 3'' max (6.27m x 5.23m)
A particular selling feature is the superb open plan living space created by a rear extension, perfect for those occasions when entertaining.

KITCHEN DINER AREA
The kitchen is fitted with a range of eye level and base beechwood style storage units complimented by roll edge work surfaces, tiled splashbacks and ceramic tiled flooring. Features include an inset single bowl sink and drainer with mixer tap space for a cooker with extractor hood over, plumbing for a washing machine and dishwasher and space for a full heigh fridge/freezer. Having a wall mounted combi boiler installed in 2015, space for a tumble dryer, rear elevation window and a side access door. The dining area offers continuation of the tiled flooring from that of the kitchen and provides plenty of space for a dining table.

LIVING AREA
Currently being used as a playroom, this space would make for a fantastic sitting area or games room and is presented with laminate flooring. Offering double doors opening out into the rear garden.

FIRST FLOOR LANDING
Stairs rise to the first floor landing which gives access to three bedrooms and family bathroom, having a small split level staircase leading to the loft conversion, decorative wall covering, coving to ceiling and a window to the side elevation.

BEDROOM ONE - 13' 3'' into bay (not into robes) x 9' 9'' (4.04m x 2.97m)
The master bedroom offers a walk in front elevation broad bay window allowing natural light to flood the room, having ceiling spotlights, decorative wall covering and ceiling spotlights.

BEDROOM TWO - 11' 6'' max x 10' 6'' max (3.50m x 3.20m)
A second double room with a rear elevation window and carpet flooring.

BEDROOM THREE - 8' 5'' x 7' 3'' (2.56m x 2.21m)
Affording plenty of space for a single bed and wardrobe, the third bedroom has a window overlooking the front elevation, coving to ceiling and carpet flooring.

BATHROOM
Fitted with a three piece suite comprising a panelled bath with shower, shaped wash hand basin and low level WC. Offering partially tiled walls, tile effect vinyl flooring and an obscure glazed window overlooking the rear elevation.

POTENTIAL FOURTH BEDROOM - 11' 6'' x 9' 6'' (3.50m x 2.89m)
A small split staircase leads to the loft conversion with hatch, having a window overlooking the rear elevation, wood flooring and further storage space. This space would also make a great office, snug or games room.

OUTSIDE
Having a paved gravelled driveway to the front providing off road parking with gated access down the side with a built in store area and a pull out sun canopy. To the rear is a mainly laid to lawn garden having a particularly private feel not overlooked from beyond with an elevated patio area and steps leading down to a further paved and gravelled area perfect for outdoor entertaining. There is also decking to the back, fencing to the perimeter and a secure concrete outbuilding.

TO FIND THE PROPERTY
From our office on Hinckley Road in Leicester Forest East, proceed West along Hinckley Road over the M1 bridge. At the traffic lights (located just after Sainsbury's) take a right onto Kirby Lane and continue through the village of Kirby Muxloe. Kirby Lane becomes Station Road. Turn right onto Main Street and continue along. The property can be found on the right hand side and identified by our 'For Sale' board.

TENURE
The tenure is freehold with vacant possession upon completion.

COUNCIL INFORMATION
Blaby District Council, Desford Road, Narborough, Leicester (Tel: 0116 2750555) - Tax Band C.

VIEWING ARRANGEMENTS
Viewings are strictly by appointment only. Please contact Tom, Phoebe or Zak 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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