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"This extensively refurbished and extended Victorian family home offers superb accommodation over three floors, retaining many original features. EPC BAND RATING D

Location ROSE ROAD is ideally situated within close proximity to Harborne High Street with its excellent shopping, caf? and restaurant facilities, including Marks & Spencers Food Hall together with Waitrose. In addition there are good local schools for children of all ages. The Queen Elizabeth Medical Complex and Birmingham University are readily accessible. Description 32 ROSE ROAD is an extensively refurbished and extended Victorian family home, retaining many original features, benefitting from an exceptional extended open plan breakfast kitchen/dining room, WC/utility, front reception, five bedrooms (master with en-suite), spacious house bathroom, delightful rear garden with patio area.

The property details are as follows Approach With block brick paved fore garden leading to open storm porch canopy and solid panelled front door with fan light above opening to: Porch With 'Minton' tiled flooring with inset mat and further panelled door with inset glazed panels opening to: Reception Hall With exposed polished floorboards, central heating radiator, archway with corbels and door leading to: Extended Breakfast Kitchen 30'8' x 14'4' (Max) (9.35m x 4.37m

( Max)) A beautifully extended family kitchen comprising wall and floor mounted fitted kitchen cabinets with painted solid oak kitchen doors with granite matching work surface, five ring gas hob with overhead brushed steel hob extractor, single bowl wash hand basin with mixer tap, integrated dishwasher, fridge and freezer, pull out matching swing larder unit, integrated NEFF slide and hide oven and integrated NEFF microwave. Extended Breakfast Kitchen Open Plan Breakfast Area 'Velux' window, double glazed sliding bi-folding doors opening onto the patio area of the rear garden with double glazed window offering extensive views, central heating radiator beneath, further 'Velux' window offering maximum light to breakfast area, ceramic tiling to floor and open plan to further play area with exposed floor boards, breakfast bar, walk-in storage cupboard, coving, picture rail, exposed brickwork to wall, recessed spot lights and door leading to: Open Plan Breakfast Area Dining Area . Utility With low level flush WC., wash hand basin set on vanity unit with mixer tap and tiled splashback, wall mounted central heating radiator and plumbing for the washing machine and dryer with overhead 'Xpelair' and windows to kitchen. Storage/Pram Cupboard Useful storage area for pram/bikes, coats and shoes. Front Reception 15' (into bay) x 12'10' (4.57m

( into bay) x 3.91m) With double glazed bay window overlooking front elevation with central heating radiator beneath, picture rail, dado rail, ornate cast iron fireplace with ornate tiling to either side set on matching hearth with coal effect gas fire and matching fire surround, built in cupboard and fitted shelving to either side of chimney recess, exposed wooden floorboards. On the first floor With stairwell leading to landing and doors leading to: Spacious House Bathroom Comprising panelled bath with Edwardian hand held mixer tap shower attachment, pedestal wash hand basin with tiled splashback and mirror to wall, low level flush WC., UPVC double glazed window overlooking the rear garden and chromed heated towel rail/radiator. Bedroom Two 13'6' x 11'10' (max) (4.11m x 3.61m

( max)) With UPVC double glazed window overlooking the front elevation with central heating radiator beneath, original horseshoe shaped cast iron fireplace with tiled hearth, picture rail and panelled door to landing. Bedroom Three 12'5' x 10'5' (max) (3.78m x 3.18m

( max)) With UPVC double glazed window overlooking the rear elevation with central heating radiator beneath, cast iron original horseshoe shaped fireplace with tiled hearth, coving and door to landing. Bedroom Four 12'5' x 7'4' (3.78m x 2.24m) Having UPVC double glazed window overlooking the front elevation with central heating radiator, internal window to stairwell. On the second floor With stairwell leading to the second floor landing and panelled door opening to: Master Bedroom

(Loft) 20'3' x 10'10' (max) (6.17m x 3.30m

( max)) With an extensive floor to ceiling UPVC double glazed window overlooking the rear elevation, fitted with a range of built in wardrobes with overhead hanging rail and fitted shelving, central heating radiator, 'Velux' window overlooking the front elevation, extensive sub eaves storage, and panelled door leading to: Master Bedroom

(Loft) . En-suite bathroom Spacious en-suite bathroom with jacuzzi bath with chromed mixer tap, wash hand basin set on vanity cabinet, low level flush WC., large walk-in shower with overhead shower adjusters, chromed heated towel rail, 'Xpelair' and 'Velux' window overlooking the front elevation . Bedroom Five 8'8' x 7'8' (2.64m x 2.34m) With dual aspect double glazed windows overlooking both rear and side elevation, central heating radiator. Rear Garden Having slabbed patio area of the rear garden with access to the communal alleyway leading to the front, retaining wall with steps leading to lawned area with wooden garden shed to the rear. Rear Elevation . General Information POSSESSION: Vacant possession will be given upon completion of the sale.
SERVICES: Mains electricity, gas, water and drainage are available
LOCAL AUTHORITY : Birmingham City Council - 0121 303 9944
WATER AUTHORITY: Severn Trent Water - 0345 500500
TENURE: The agents are advised that the property is Freehold.
FIXTURES and FITTINGS: All items not mentioned in these particulars are excluded from the sale.
VIEWING: Strictly by appointment with the selling agents, Hadleigh on 0121 427 1213. MISREPRESENTATION ACT 1967

'These details are prepared as a general guide only and should not be relied upon as a basis to enter into a legal contract or to commit expenditure. Interested parties should rely solely on their own surveyors, solicitors or other professionals before committing themselves to any expenditure or other legal commitments. If any interested party wishes to rely upon information from the agent, then a request should be made and specific written confirmation provided. The agent will not be responsible for any verbal statement made by any member of staff, as only a specific written confirmation should be relied upon. The agent will not be responsible for any loss other than when specific written confirmation has been requested'.

MISDESCRIPTION ACT 1991

'The Agent has not tested any apparatus, equipment, fixtures, fittings or services, and so does not verify that they are in working order, fit for their purpose or within the ownership of the seller. Therefore, the buyer must assume that the information given is incorrect.

Neither has the agent checked the legal documentation to verify legal status of the property. Buyers must assume that the information is incorrect until it has been verified by their solicitors or legal advisers.

The measurements supplied are for general guidance and as such must be considered incorrect. A buyer is advised to re-check the measurements him/herself before committing to any expense. Measurements may be rounded up or down to the nearest three inches, as appropriate.

Nothing concerning the type of construction or the condition of the structure is to be implied from the photograph of the property.

The sales particulars may change in the course of time and any interested party is advised to make a final inspection of the property prior to exchange of contracts'."