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"A 1930's semi-detached family home situated within a tree-lined avenue within a particularly desired school catchment area to the north-east of Leamington Spa. The property is entered from the front via an entrance porch into the entrance hall, this leads to the dual aspect and bay fronted open plan sitting/dining room which has French doors leading out to the rear garden. A galley kitchen at the rear of the property leads out to the utility space to the side, this in turn leads to the storage/garage space and to the downstairs WC. The first floor houses two double bedrooms and a nursery/third bedroom and an attractively re-fitted four piece white bathroom. Outside to the front is off-street parking, whilst the rear garden is south-westerly facing and has a timber workshop.

LOCATION Braemar Road is a tree-lined avenue within a particularly popular suburban location with favoured school catchment areas. The property is conveniently positioned half a mile from the local shops on Kelvin Road and to a local supermarket and further shops and post office at Crown Way. The town centre of Leamington Spa is two miles away which offers a wide range of cafes, restaurants and retail outlets. Leamington Spa railway station with its direct commuter links to London, Birmingham and a wide range of centres is approximately 3? miles away, whilst the A46 which sits at the heart of the Midland motorway network is approximately 3 miles away. ON THE GROUND FLOOR ENTRANCE PORCH Having double glazed windows on three sides and a double glazed door to the front aspect with a pitched roof. There is a ceiling light point and lino flooring. A wooden framed door with inset partially obscured glazed panels leading to:- ENTRANCE HALL Having partially obscured windows leading back to the porch space, panelled doors radiating to the sitting/dining room, to the kitchen and to the understairs cupboard which has hanging space, shelving, wall mounted electric fuse box, electricity meter and gas meter. Stairs rise to the first floor where a double glazed window floods the space with natural light. Ceiling light point, wall mounted radiator plumbed to the gas central heating system and wood effect lino flooring. SITTING/DINING ROOM 23'0' into bay x 10'5' (7.01m into bay x 3.18m) Being open plan.
This dual aspect space has a double glazed bay window to the front aspect and double glazed French doors leading out to the south-westerly facing rear garden. Either side of these are two double glazed windows, again allowing a view of the rear garden. Two ceiling light points, wall mounted light point all controlled independently, two panelled radiators plumbed to the gas central heating system and the focal point of the room is a reproduction working iron fireplace with tiled hearth. KITCHEN 10'10' x 5'10' (3.30m x 1.78m) Having a double glazed window to the side aspect out towards the patio space, a double glazed window goes out to the utility room and there is a partially obscured double glazed door leading out to the utility space. The kitchen is fitted with a range of base and eye level fitted kitchen units finished in white high gloss with brushed aluminium handles with a complementary wood block effect roll top work surface over with matching upstands. This has an inset stainless steel sink and drainer with chrome mixer tap over, space and pluming for a gas cooker, undercounter space for a refrigerator, ceiling light point, tiled splashbacks, recess to house a microwave, wall mounted panelled radiator and wood effect lino flooring. UTILITY 14'0' x 7'3' (4.27m x 2.21m) Having double glazed French doors leading out to the rear garden, double doors leading to the back of the storage/garage space and a ledge door leads to the downstairs WC. A portion of the roof is of polycarbonate construction allowing extra light to this space which is fitted with a range of base and eye level kitchen units with a complementary marble effect roll top work surface over with an inset stainless steel 1? bowl sink and drainer with chrome mixer tap over, space for a fridge freezer, undercounter space for a dishwasher and a washing machine. Ceiling light point and wood effect lino flooring. DOWNSTAIRS WC 4'6' x 2'4' (1.37m x 0.71m) Having a double glazed window to the rear aspect and is fitted with a white WC, there is a ceiling light point and a wall mounted Valliant boiler for gas central heating and hot water. STORAGE/GARAGE 13'5' x 7'5' (4.09m x 2.26m) Having a ledged folding door to the front aspect, a section of the roof is of polycarbonate construction, wall mounted shelving, ceiling light point and wall mounted lighting. ON THE FIRST FLOOR LANDING Double glazed window to the side aspect and has panelled doors radiating to bedroom one, bedroom two, to the nursery/bedroom three and to the family bathroom. Access hatch to the loft space and wooden balustrade to the stairs. BEDROOM ONE 11'4' x 10'3' max (3.45m x 3.12m max) Including the integrated wardrobe.
There is a double glazed window to the rear aspect which allows a view of the rear garden, a ceiling light point, a reclaimed feature fireplace with tiled hearth, an integrated wardrobe with hanging space, shelving and a folding door. Panelled radiator plumbed to the gas central heating system. BEDROOM TWO 11'7' into bay x 9'1' (3.53m into bay x 2.77m) Excluding door recess.
Double glazed bay window to the front aspect, ceiling light point, reclaimed feature fireplace, panelled radiator plumbed to the gas central heating system. BEDROOM THREE 7'4' x 5'3' (2.24m x 1.60m) Having a double glazed window to the front aspect, ceiling light point, panelled radiator plumbed to the gas central heating system. FAMILY BATHROOM 7'8' x 5'11' (2.34m x 1.80m) Having partially obscured double glazed window to the rear aspect and is fitted with a four piece white bathroom suite which comprises of a pedestal sink with chrome taps over, a low level flush WC, a panelled bath with chrome mixer tap and hand-held shower attachment over and a corner shower with wall mounted chrome mixer shower attachment and glazed screen. There is a ceiling mounted light point, a recessed spotlight and extractor combined above the corner shower unit and a heated towel rail plumbed to the gas central heating system and a wood effect laminate floor. OUTSIDE FRONT There is a Cotswold stone chip driveway which allows off-street parking for up to three cars and provides vehicular access to the front of the storage/garage space and pedestrian access to the front door to the porch. There is a small section of timber fencing to the front of the garden and the left hand boundary is laid to hedging. REAR The south-westerly facing rear garden has an area of patio adjacent to the French doors which provide access to the sitting/dining room, a step down from here leads to an area of hardstanding adjacent to the rear of the utility space which leads to the front of the workshop which has windows to the side, lighting and power outlets. A path continues down the side of the workshop to a wood store at the rear, a further path leads to a second section of the rear garden through a pergola and opens up onto a second patio towards the rear of the garden. There are two timber sheds at the rear of the garden, both boundaries are laid to herbaceous border, whilst the remainder is laid to lawn. GENERAL INFORMATION TENURE Freehold. SERVICES We understand that all mains services are connected to the property. We have not carried out any form of testing of appliances, central heating or other services and prospective purchasers must satisfy themselves as to their condition and efficiency. FIXTURES AND FITTINGS Specifically excluded unless mentioned in these sales particulars. COUNCIL TAX Band C - Warwick District Council. REF SD/DMB/415/2 DIRECTIONS From the Agent's offices in Euston Place turn right onto The Parade, turning immediately right again alongside the Town Hall onto Regent Grove. At the end of Regent Grove bear left onto Clarendon Street, continuing through two sets of traffic lights onto Lillington Road. At the second roundabout turn right onto Cubbington Road, then turning left part way along into Lime Avenue, right into Melton Road and at the 'T junction turn right into Braemar Road. Number 71 is the penultimate house on the right hand side before the road bears round to the left. Postcode for sat-nav CV32 7EZ. Wiglesworth & Co themselves and for the vendors or lessors of this property whose agents are, give notice that (i) the particulars are set out as general outline only for the guidance of intending purchasers or lessees and do not constitute part of an offer or contract: (ii) all descriptions, dimensions, references to condition and necessary permission for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them: (iii) no person in the employment of Wiglesworth & Co has any authority to make or give any representation or warranty whatever in relation to this property."