"A BEAUTIFULLY APPOINTED TWO BEDROOM EXTENDED SEMI-DETACHED FAMILY HOME OCCUPYING AN EXCELLENT PLOT comprising: entrance hall, lounge, refitted kitchen with integrated appliances, extended dining room and superb conservatory, master bedroom with en suite shower room, guest bedroom two and bathroom. Externally: long driveway approach, single garage and a delightful rear garden designed with outdoor entertaining in mind.


DIRECTIONAL NOTE The property is best approached by leaving West Bridgford centre via the A60 Loughborough Road heading towards the Nottingham Knight roundabout and continuing straight ahead as signposted towards the village of Ruddington. Upon reaching the traffic lights bear right onto Kirk Lane before taking the first left hand turning onto Elms Park, turning right onto Moor Lane and turning right at the t-junction onto Leys Road. The property is situated on the left hand side at the head of the cul-de-sac clearly denoted by the prominent John German For Sale board.
AGENT'S NOTE Occupying an excellent yet deceptive plot within this established cul-de-sac location is this beautifully presented and superbly appointed two bedroom extended semi-detached family home, which has been owner occupied during the last 24 years and has undergone a most comprehensive improvement and extension program by the current owners to the highest of standards. The property affords ready to move into accommodation of the highest quality and is complemented to the rear by the delightful enclosed mature and established well stocked garden and patio area, designed with outdoor entertaining in mind.
Internally, the property boasts an excellent internal specification and has been extended to the ground floor by the dining room and conservatory extensions and benefits from gas central heating with thermostat controlled radiators, UPVC glazing, fascias and soffits to Fensa regulations, cavity wall loft and ceiling insulation, under floor heating to the conservatory and a high quality security intruder alarm with animal recognition. There is a refitted luxury kitchen with integrated appliances and a single garage with a long driveway approach providing ample off road parking for up to three vehicles.
LOCATION Situated within the popular village of Ruddington, the property is conveniently placed for ease of access to all of Ruddington's excellent local amenities including shops catering for day to day needs, schools of all grades, recreational facilities including the nearby Rushcliffe Country Park, centres of employment at the Ruddington Fields Business Park and frequent public transport services to both West Bridgford and Nottingham city centres.
GROUND FLOOR
ENTRANCE HALL With stairs rising to the first floor, half height dado rail, coving to the ceiling and ceiling rose, UPVC glazed window to the side and access leading through to the lounge. LOUNGE 5.13m(16'10'') x 4.09m(13'5'') A delightful room characterised by the Adam's style feature fireplace with raised hearth and living flame gas fire. There is a radiator with cover, half height dado rail, and TV aerial point with wall brackets for surround sound, coving to the ceiling and ceiling rose, central heating thermostat control, useful under stairs recess, a deep square bow window to the front elevation and access leading through to the dining kitchen.
ALTERNATIVE ASPECT DINING KITCHEN 4.06m(13'4'') x 2.97m(9'9'') The kitchen has been stylishly fitted with integrated brushed stainless steel appliances and comprises: a one and a half sink bowl single drainer unit with chrome swan neck tap, adjacent worktop preparation surfaces incorporating the four ring Neff gas hob with extractor hood and built-in double oven, a rage of base cupboard and drawer units with matching wall mounted storage cupboards and down lights under, glazed display cabinet with storage shelving and lighting, and the wall mounted boiler cupboard housing the Glow-worm gas fired central heating boiler. There is an integrated fridge and freezer, plumbing for dishwasher, coving to the ceiling, recessed down lights, complementary wall and floor tiling and an archway leading through to the extended dining room.
EXTENDED DINING ROOM 2.44m(8'0'') x 5.00m(16'5'') An ideal entertaining room, situated off from the kitchen and providing access to the conservatory, with a sloping ceiling with a Velux skylight window, radiator and cover, porthole window and internal UPVC glazed door with toughened safety glass leading through to the conservatory.
CONSERVATORY 3.89m(12'9'') x 4.67m(15'4'') A wonderful room taking full advantage of the aspect onto the rear garden with reflective glass, tiled floor with under floor heating, wall mounted JVC plasma TV (available by negotiation), and double doors overlooking and providing access onto the rear garden.
FIRST FLOOR From the entrance hall stairs rise to the first floor landing with access to loft space, coving to the ceiling, airing cupboard housing the hot water cylinder with storage shelving, and window to the side elevation.
MASTER BEDROOM 4.19m(13'9'') x 3.12m(10'3'') The master bedroom has built-in wardrobes with hanging rails and storage shelving with matching bedside cabinets and drawers, there is a single radiator, corner TV plinth, TV aerial point, coving to the ceiling, window to the front elevation and access to the en suite shower room.
EN SUITE SHOWER ROOM The en suite comprises a tiled shower cubicle with Mira Sprint shower and glazed screen, complementary wall tiling, coving to the ceiling, recessed down lights and extractor fan.
BEDROOM TWO 3.43m(11'3'') x 2.34m(7'8'') Bedroom two has built-in wardrobes with hanging rails and storage shelving with matching drawers, radiator and window overlooking the rear garden.
BATHROOM The bathroom has a three piece suite in white and comprises a panelled bath with telephone style shower handset, pedestal wash hand basin, low flush w/c, chrome ladder style towel rail, complementary wall tiling, coving to the ceiling and recessed down lights.
OUTSIDE The property occupies an excellent yet deceptive plot situated within this established cul-de-sac location enjoying a low maintenance front garden, with driveway to the side proving ample off road parking for up to three cars, external lighting and access leading through to the garage.
GARAGE 5.00m(16'5'') x 2.49m(8'2'') The garage has an up and over door, light and power, a worktop preparation surface with plumbing for washing machine and vent for tumble dryer, storage shelving and a UPVC glazed side entrance door.
OUTSIDE REAR To the rear is a delightful enclosed mature and established well stocked and westerly facing garden with a paved patio area situated directly off the conservatory, ideal for outdoor entertaining with a brick retaining wall. There are outside lights and access leading to the shaped lawn with conifer and privet hedge, a rear patio area, apple tree and a timber garden shed.
ALTERNATIVE ASPECT GARDEN VIEWING Please contact a member of staff on 01159 810003 who will be pleased to assist you in arranging to view. OPENING HOURS OPENING HOURS
Monday - Friday 9.00 - 5.30
Saturday 9.00 - 4.00 COUNCIL TAX BAND The local authority have advised us that the property is in Council Tax Band B, which we are advised currently incurs a charge of ?1272.64
Prospective purchasers are advised to confirm this. THINKING OF SELLING? If you are thinking of selling then please contact our office at WEST BRIDGFORD on 0115 9810003 and we shall be delighted to carry out a FREE MARKET APPRAISAL of your home. MORTGAGE ADVICE Mortgage advice is provided through our association with DMA Financial Services, who will provide you with independent financial advice. Please call our office on 0115 9810003 and we will arrange an appointment for you to meet and discuss options with our independent advisors. SURVEY: John German are pleased to offer a comprehensive range of Survey and Valuation Reports in accordance with standards set out under the Royal Institution of Chartered Surveyors.
These include Private Valuations, (including Probate, Matrimonial and Insurance), the popular RICS Homebuyers Survey and Valuation Report. RENTAL DEPARTMENT John German also operate a thriving Lettings Division based in central West Bridgford covering all aspects of lettings and property management. They can be contacted on 01159 070030 SPECIAL NOTES MONEY LAUNDERING -Under the Protecting Against Money Laundering and the Proceeds of Crime Act 2002, we must point out that any successful purchasers who are proceeding with a purchase will be asked for identification i.e. passport, driving licence or recent utility bill. This evidence will be required prior to solicitors being instructed in the purchase or sale of a property.
MEASUREMENT -Every care has been taken to reflect the true dimensions. Rooms of an irregular shape, alcoves and fitted wardrobes will be indicated separately.
NOTE -Room sizes are quoted in meters to the nearest hundredth of a meter measured from wall to wall. The imperial equivalent is included as an approximate guide. Whilst we endeavor to make our sales details accurate and reliable, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the information for you, particularly if travelling some distance to view the property.
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.
VIDEO TOUR -Enjoy the experience of a video tour of every single home by clicking onto John German or Rightmove websites and into the brochure where you will be impressed by the stylish presentation.
PW/CS/11/10 This footer paragraph is an example only and should not be relied upon as complying with current legislation. 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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