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"This well presented and extended semi-detached house enjoys a pleasantly sized mature rear garden. Gas central heating is installed, there is double glazing as described and Upvc gutters and soffits and the layout of the property includes an enclosed porch, through hall, two reception rooms, kitchen, spacious conservatory and attractive as well as useful cloaks/shower room to the ground floor, whilst on the first floor is a landing, good sized bathroom and three bedrooms.

SITUATION AND DESCRIPTION Outside there is a front garden and gated driveway passing the side of the property to a brick built garage. The house is situated to the south of the city in an area which is well served by local schools and there are local shopping facilities available within walking distance. Out of town shopping is available off the London Road at both Whitley and Toll Bar End. For the commuter, the main line railway station is approximately one mile distant connecting with Birmingham, London and beyond, whilst the A45 and A46 are readily accessible accessing the Midland Motorway Network. The accommodation in further detail comprises: ON THE GROUND FLOOR ENCLOSED PORCH With Upvc double glazed front entrance door, matching side window and return panel. Electric wall light. THROUGH HALL With entrance door from the porch, there is an attractive Oak strip floor, double glazed window to the side elevation, single panel radiator, staircase to the first floor and cloaks cupboard with double glazed window. LOUNGE 11'9' x 12'8' (3.58m x 3.86m) Having contemporary fireplace incorporating coal effect gas fire, double glazed window and single panel radiator. DINING ROOM 10'4' x 13'9' (3.15m x 4.19m) With single panel radiator and double glazed patio doors to the: CONSERVATORY 12'8' max. 9'8' min x 7'8' (3.86m max. 2.95m min x With brick base walls, translucent roof, Amtico tiled floor, single panel radiator, double glazed windows and casement doors enjoying views over the rear garden. SHOWER ROOM 4'9' x 7'0' (1.45m x 2.13m) With low flush w.c. Large tiled shower cubicle with thermostatic shower , pedestal wash hand basin, two double glazed windows, single panel radiator and extractor fan. KITCHEN 7'5' x 12'10' (2.26m x 3.91m) With built-in working surfaces, fitted base units and wall cupboards, single drainer sink unit. Space for washing machine, Vaillant gas boiler in cupboard off. Fully tiled walls, side entrance door, two double glazed windows, Amtico tiled floor, larder cupboard and space for gas cooker and space for washing machine. ON THE FIRST FLOOR LANDING With loft access. Double fronted airing cupboard with single panel radiator. BATHROOM 7'4' x 6'7' (2.24m x 2.01m) With tiled walls, panelled bath with thermostatic shower over, pedestal wash hand basin, low flush w.c. Double glazed window and single panel radiator. BEDROOM 1 (FRONT) 10'4' x 12'4' (3.15m x 3.76m) With single panel radiator and double glazed window. Shelved cupboard off to recess. BEDROOM 2 (REAR) 12'10' max. 7'0' min x 10'4' (3.91m max. 2.13m mi With double glazed window and single panel radiator. BEDROOM 3 (FRONT) 11'0' max. 7'0' min x 7'7' (3.35m max. 2.13m min x Having single panel radiator and double glazed window. OUTSIDE GARDENS The front garden has block paved parking which leads past the side of the house via a gate to the: BRICK BUILT GARAGE 7'8' x 15'0' (2.34m x 4.57m) With up and over vehicle entrance door, power and light connected and pitched roof. REAR GARDEN Attractive in size and well established being hedged to the side boundaries, fenced to the rear, cold water point, rear patio, lawn and mature borders. GENERAL INFORMATON TENURE Freehold SERVICES All main 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 D DIRECTIONS Leave the Ring Road at junction 6 travelling south along the Warwick Road bearing left at the traffic lights into the Leamington Road. After approximately 0.5 of a mile, turn left into Baginton Road and second left into Watercall Avenue. Turn third right into Knoll Drive, first left into Ivybridge Road and the property will be found along on the left hand side of the road identified by our 'For Sale' board. REFERENCE JSM/HGE Wiglesworth & Co themselves and for the vendors or lessors of this property whose agents they 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 whatsoever in relation to this property."