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"Thomas James are delighted to offer to the market, this modern semi detached home, situated in the popular rural location of Ruddington.

The accommodation is arranged over two floors and includes entrance hall, living room, kitchen and conservatory to the ground floor, with two bedrooms and a bathroom to the first floor.

Benefiting from gas central heating and UPVC double glazing, the property enjoys enclosed gardens to the rear with decked and lawned area, a further garden to the front and a driveway providing off road parking for up to two vehicles.

Within easy reach of a wealth of facilities in Ruddington including shops, schools and a country park, the property is worthy of early viewing.

Directions Sheepfold Lane can be located off Moor Lane and Elms Park, Ruddington. GROUND FLOOR ACCOMMODATION UPVC Double Glazed Entrance Door At the front of the property give access to the:- Entrance Hall Tiled flooring, radiator, under stairs storage cupboard, doors giving access to the living room and the:- Kitchen 2.79m x 1.73m

(9'2' x 5'8') Fitted with a range of eye and base level units, roll edge work surfaces, tiled splash backs, inset stainless steel sink and drainer unit, plumbing for an automatic washing machine, gas cooker point, stainless steel extractor. UPVC double glazed window to the front elevation. Living Room 4.47m x 3.63m max (14'8' x 11'11' max) (Reduces to 8'11' x 11'2') Coving to the ceiling, laminate flooring, radiator, two television points, radiator, wall mounted electric fire with a marble effect hearth, UPVC double glazed window to the side elevation, UPVC double glazed double doors opening into the:- Conservatory 2.87m x 2.67m

(9'05 x 8'09) Of brick and UPVC construction with double glazed French doors leading out to the garden, wall mounted electric heater, laminate flooring. FIRST FLOOR ACCOMMODATION First Floor Landing Loft access hatch with pull down ladder to boarded loft space (with lighting), built in storage cupboard, doors giving access to two bedrooms and the bathroom. Bedroom One 3.02m

(to front of wardrobes) x 2.64m

(9'11' (to f Radiator, built in wardrobe with sliding mirrored doors, coving to the ceiling, UPVC double glazed window to the rear elevation. Bedroom Two 2.54m x 2.49m

(8'4' x 8'2') UPVC double glazed window to the front elevation, radiator, airing cupboard housing the hot water cylinder, wall mounted BAXI boiler. Bathroom Fitted with a three piece comprising; low flush wc, pedestal wash hand basin and panelled bath with electric shower over. Part tiled walls, radiator, vinyl floor covering, UPVC double glazed window to the side elevation. OUTSIDE To the front of the property there is a lawned garden area with a driveway to the side providing off road parking for up to two vehicles,

There is secure double gates accessing the side of the property where there is an external tap, external lighting and timber shed.

At the rear of the property the garden is southerly facing and is enclosed by timber screen fencing with solar lighting attached and includes a decked seating area with lawn beyond, and well stocked flower and shrub beds and borders. Money Laundering Under the Protecting Against Money Laundering and the Proceeds of Crime Act 2002, Thomas James require any successful purchasers proceeding with a purchase to provide two forms of identification i.e. passport or photocard driving license and a recent utility bill. This evidence will be required prior to Thomas James instructing solicitors in the purchase or the sale of a property. Disclaimer Notes Fixtures and fittings other than those mentioned are to be agreed with the Seller. All measurements are approximate and are taken using a lazer tape. Property Misdescriptions Act 1991. Statements contained within this brochure are provided in good faith and are understood to be accurate, although cannot be guaranteed since we rely on information provided by other parties. Prospective purchasers are advised to satisfy themselves as to the validity of the information contained, either by inspection or through their solicitors, prior to any exchange of contracts to purchase. Services have not been tested and it is recommended that purchasers undertake independent tests on all services and mechanical installations, prior to exchange. Details correct at time of going to print."