"A modern, extended, very well presented, semi-detached house of attractive design situated within this favoured west Leicester suburb offering gas centrally heated, sealed unit double glazed accommodation comprising entrance hall, lounge, re-fitted kitchen, dining room, conservatory, three first floor bedrooms and a luxury re-fitted bathroom, together with driveway providing off-road parking, part garage storage area and a delightful landscaped rear garden. EPC C.

GENERAL INFORMATION: The sought-after suburb of Leicester Forest East is located to the west of the Leicester City centre, approached via the A47 Hinckley Road, and is well known for its popularity in terms of convenience for ease of access to the afore-mentioned centre of employment and all excellent amenities therein, as well as the market towns of Hinckley and Market Bosworth, the M1/M69 motorway network for travel north, south and west, the East Midlands, Nottingham and Birmingham International Airports, the Charnwood and New National Forests with their many scenic country walks and golf courses, and the Fosse Park and Meridian shopping, entertainment, retail and business centres. The combined centres of Leicester Forest East and Kirby Muxloe also offer a fine range of local amenities including shopping for day-to-day needs, schooling for all ages, a wide variety of recreational amenities including a fine eighteen hole parkland golf course at the Kirby Muxloe Golf Club and regular bus services to the centres of Leicester and Hinckley. GENERAL DESCRIPTION: Situated within this favoured west Leicester suburb, this modern, semi-detached house of attractive design has been extended to provide spacious family sized accommodation briefly comprising entrance hall, two reception rooms, re-fitted kitchen and a conservatory. To the first floor are three bedrooms and a luxury re-fitted bathroom with three-piece white suite. The original integral garage has been converted to provide part storage space, there is off-road parking, for two vehicles and the gardens have been landscaped. The property offers very well presented, offering gas centrally heated, sealed unit double glazed accommodation laid out over two floors, as described below:- DETAILED ACCOMMODATION ON THE GROUND FLOOR: External lantern style light fitting and access through hardwood framed front entrance door with leaded obscure glazed decorative stained glass panel to: ENTRANCE HALL With laminate wood effect flooring, wall-mounted alarm control panel, feature stripped skirting boards, ceiling light point and wall-mounted fuse board. Door to: LOUNGE 19'3 x 11'10 (5.87m x 3.61m) With UPVC double glazed bay window to front elevation having decorative leaded lights and fitted with Roman blinds, central heating radiator, feature fireplace with marble effect inset and hearth, wooden surround and inset chrome style coal effect gas fire, t.v. and telephone points, ceiling light point and staircase rising off to first floor. RE-FITTED KITCHEN 11'9 x 8'2 (3.58m x 2.49m) With matching range of base and wall-mounted cupboard and drawer storage units with wood effect rolled edge work surfaces incorporating single bowl stainless steel sink and drainer unit with hot and cold mixer tap, space and plumbing for washing machine, mosaic tiled splashbacks and UPVC double glazed window to rear elevation over fitted with venetian blind. Integrated appliances including dishwasher and built-under double oven with four-ring gas hob, mosaic tiled splashback and stainless steel chimney style extractor canopy over. Also with stone effect tiled floor, wall-mounted gas fired central heating boiler also supplying domestic hot water, t.v. point, ceiling light point and hardwood framed double obscure glazed door to rear. Archway to: DINING ROOM 8'4 x 11'1 (2.54m x 3.38m) With laminate wood effect flooring, central heating radiator, ceiling light point and door access to garage (reduced in size) which is now a storage area. UPVC double glazed French doors to rear leading to: CONSERVATORY 9'5 x 7'11 (2.87m x 2.41m) Built to a brick base with double glazed screens and windows to side aspect fitted with vertical blinds, double glazed polycarbonate pitched roof, ceramic tiled floor, t.v. point and UPVC double glazed French door with matching side panels opening onto rear garden terrace. ON THE FIRST FLOOR: STAIRCASE AND LANDING with ceiling light point, hard wired smoke alarm and built-in shelved airing cupboard housing lagged hot water cylinder and fitted with electric immersion heater. The landing provides access to all first floor rooms. BEDROOM 1 11'7 x 12'7 (3.53m x 3.84m) (some restricted head height), with UPVC double glazed window to front elevation having decorative leaded lights and fitted with venetian blinds, central heating radiator, sloping ceiling with light point and built-in wardrobes. BEDROOM 2 7'9 x 11'5 (2.36m x 3.48m) With central heating radiator, ceiling light point and UPVC double glazed window to front elevation having decorative leaded lights and fitted with roller blind. BEDROOM 3 9'7 x 8'5 (2.92m x 2.57m) With built-in store cupboard, central heating radiator, UPVC double glazed window to rear elevation fitted with venetian blind, ceiling light point and loft access. LUXURY RE-FITTED BATHROOM 7'8 x 5'6 (2.34m x 1.68m) With matching three-piece white suite comprising wash hand basin inset into vanitory unit with hot and cold mixer tap and store cupboards below, low level w.c. and panelled bath with drencher style mixer shower over and glazed shower screen. Also with decorative tiled floor, tiled walls, electric shaver point, chrome effect heated towel rail, ceiling light point, extractor unit and UPVC double obscure glazed rear window. OUTSIDE: The property enjoys a decorative block paved area to front with inset specimen magnolia tree and surrounded by a variety of mature plants, shrubs and perennials. A tarmacadam driveway provides off-road parking for two vehicles and leads to the original SINGLE INTEGRAL GARAGE with up-and-over door which has now been part converted to a storage area. To the side, a further paved pathway with gated access leads through to the rear garden. REAR GARDENS The rear garden has been landscaped to create an extensive, split-level, sandstone patio area having retained sleeper borders, being laid mainly to lawn with surrounding borders of shrubs, perennials and climbing plants. The gardens are enclosed by fenced panels for privacy and benefit from an outside cold water tap, electric power supply and a timber garden shed. SERVICES: All mains services are understood to be available. Hot water for central heating and domestic purposes is gas fired and ample electric power points are fitted throughout the property which is double glazed with UPVC sealed units and benefits from a security alarm system. FIXTURES AND FITTINGS: All fixtures and fittings mentioned in the sales particulars are included in the sale. VIEWING: Strictly through Moore & York Ltd., who will be pleased to supply any further information required and arrange appropriate appointments. FLOOR PLANS: Purchasers should note that if a floor plan is included within property particulars it is intended to show the relationship between rooms and does not reflect exact dimensions or indeed seek to exactly replicate the layout of the property. Floor plans are produced for guidance only and are not to scale. Purchasers must satisfy themselves of matters of importance by inspection or advice from their Surveyor or Solicitor. MAKING AN OFFER: As part of our service to our Vendors, we have a responsibility to ensure that all potential buyers are in a position to proceed with any offer they make and would therefore ask any potential purchaser to speak with our Mortgage Advisor to discuss and establish how they intend to fund their purchase. Additionally, we can offer Independent Financial Advice and are able to source mortgages from the whole of the market, helping you secure the best possible deal and potentially saving you money. If you are making a cash offer, we will ask you to confirm the source and availability of your funds in order to present your offer in the best possible light to our Vendor. IMPORTANT INFORMATION: Although we endeavour to ensure the accuracy of property details we have not tested any services, heating, plumbing, equipment or apparatus, fixtures or fittings and no guarantee can be given or implied that they are connected, in working order or fit for purpose. We may not have had sight of legal documentation confirming tenure or other details and any references made are based upon information supplied in good faith by the Vendor. The Vendor(s) of this property has (have) completed a Property Information Questionnaire which provides prospective purchasers with important information about the property which you may wish to consider before viewing or making an offer. Please enquire with the relevant office if you would like to view a copy. Please would you contact Moore & York to check the availability of any property and make a viewing appointment via ourselves before embarking on any journey to see a property to avoid disappointment. Directions Proceed out of the Leicester City centre in a westerly direction along the A47 Hinckley Road and upon reaching Leicester Forest East, continue over the motorway bridge. At the traffic light junction, fork left, continuing along the A47, eventually turning left onto Beggars Lane on the very edge of Leicester Forest East. Proceed down Beggars Lane and take the third turning on the left onto Forest House Lane. Proceed all the way down Forest House Lane and take the last turning on the left hand side onto Guinevere Way which eventually leads to Lancelot Close, which is a cul-de-sac, where the property can be identified by the agents 'for sale' board. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. 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