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"This extended semi detached home is situated in the popular South Nottinghamshire village of Ruddington, within easy reach of a range of excellent local facilities including shops, schools, a doctors surgery, restaurants and a country park.

The accommodation is arranged over two floors and includes an extended entrance hall, living room, dining room, kitchen, study and utility room to the ground floor, with the first floor landing giving access to three bedrooms and a fitted bathroom.

The property benefits from gas central heating (each radiator with a thermostatic valve) and double glazing.

There are gardens to three sides of the property, along with a driveway providing off road parking for a number of vehicles.

Directions Upper Canaan can be located off Rufford Road from Easthorpe Street, Ruddington. GROUND FLOOR ACCOMMODATION UPVC Double Glazed Entrance Door With glazed side panels gives access to the:- Extended Entance Hall Storage and cloaks hanging space, stairs off to the first floor, Oak effect flooring, part glazed door to the:- Living Room French doors leading out to the decking area, two radiators, television point, Oak effect flooring, ceiling light point, wall light points, fitted CD shelving unit, part glazed door to the:- Kitchen Fitted with a range of wall, drawer, base and lighted display units with under cabinet lighting, black work surfaces, inset one and a half bowl stainless steel sink unit with mixer tap and garbage disposal incinerator, space and plumbing for a dishwasher, built in gas cooker with stainless steel extractor hood over, space for a fridge/freezer.

Gloworm boiler, ceiling spot lights, fully tiled walls, wine storage unit, window to the front elevation, walk in utility area with space and plumbing for a washing machine and fitted shelving, part glazed door to the:- Dining Room Two windows to the rear elevation, radiator, wall light points, loft hatch, fitted shelving, door to the:- Utility Room Two forms of storage, door to the front elevation, space for a tumble dryer, loft access hatch, two radiators, access to:- Study Area Fitted shelving, desk, BT and Virgin connection points, ceiling spot lights and ceiling light point, loft access hatch, double glazed door to the garden. FIRST FLOOR ACCOMMODATION First Floor Landing Window to the front elevation, radiator, loft access hatch (to a loft space which provides the possibility of extension, dependent on gaining the required planning consents), ceiling light point. Bathroom Fitted with a three piece suite in white comprising a low flush wc, pedestal wash hand basin with a mixer tap and panelled bath with large head shower over. Window to the side elevation, ceiling light point, radiator, medicine cabinet. Bedroom One Window to the rear elevation, ceiling light point, radiator, provision for a wall mounted television and Satellite connection, built in wardrobe, fitted shelving and over bed cabinets. Bedroom Two Window to the rear elevation, ceiling light point, dado rail, radiator, laminate flooring. Bedroom Three Window to the front elevation, radiator, ceiling light point, laminate flooring, fitted shelving. OUTSIDE The driveway to the front of the property provides off road parking for two vehicles. There is an adjacent garden area with a walled boundary, planted shrubs, raised flower beds, an external light and tap, a safety power socket and a pathway to entrance door.

At the rear of the property the garden is fully enclosed and includes a decked patio seating area and a pathway leading to the rear of the plot. There is a timber shed, DAB aerial, rocking chair, external tap and hose, and external safety power socket. The garden has a number of fruit trees set in planters, a grassed area and further established fruit trees.

To the side of the property there is a slabbed patio and a further grassed area with a feature pergola. There is a large pond with pump and steel water feature. A further water feature sits at the corner of the garden.

The garden has a rainwater butt with piping to a soak away. 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 These sales particulars have been prepared by Thomas James Estate Agents on the instruction of the vendor. Services, equipment and fittings mentioned in these particulars have NOT been tested, and as such, no warranties can be given. Prospective purchasers are advised to make their own enquiries regarding such matters. These sales particulars are produced in good faith and are not intended to form part of a contract. Whilst Thomas James Estate Agents have taken care in obtaining internal measurements, they should only be regarded as approximate."