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"This semi-detached residence is believed to have been constructed in the late 1920's and has in recent years been comprehensively improved to form a first class family home. We fully recommend an inspection to appreciate the quality of accommodation on offer within this superb character residence in a premier residential location.

SITUATION & DESCRIPTION Briefly the accommodation includes a reception hallway with wood flooring, fitted cloakroom with w.c, front lounge with stone fireplace, excellent dining room with double doors from the hallway and there is a superb re-fitted kitchen of almost 17ft in length. At first floor level the property boasts a main bedroom with en suite shower room and two further bedrooms and a large luxury re-fitted bathroom with corner shower compartment and high quality fittings throughout. To the second floor is a spacious fourth bedroom recently converted to a high standard. The property stands in mature garden grounds with parking to the front and a mainly lawned rear garden and lies within a popular area of Earlsdon. Within easy walking distance of the centre of Earlsdon with a good variety of shopping, theatre, church, public houses and other conveniences. The position is ideal for the local Tennis Club. War Memorial Park and easy access to and from the city centre and to excellent local schooling. We believe this property coming onto the market represents an excellent opportunity to acquire a larger than average semi-detached residence with many well designed high quality improvements. The accommodation in further detail comprises: ON THE GROUND FLOOR LARGE RECESSED ENTRANCE PORCH With Minton tiled flooring, and stained/leaded entrance door with matching side panels giving access to the: RECEPTION HALLWAY With wood flooring, balustrade to staircase and under stairs store cupboard. FITTED CLOAKROOM With coved ceiling, wood flooring, hand wash basin with mixer tap and tiled surround. There is a concealed cistern w.c, coved ceiling and cloaks hanging fittings. FRONT LOUNGE 14'6' into bay x 12'5' (4.42m into bay x 3.78m) Incorporating a stone fireplace with arched cast iron inner and living flame gas fire, there is a coved ceiling and wood flooring, double glazed front bay window, six down lighters to ceiling, television aerial point, dimmer light switches and radiator. DINING ROOM 15'6' into bay x 11'10' (4.72m into bay x 3.61m) Leading off directly from the hallway with small paned double doors and having wood flooring, recess to wall with slabbed hearth, coved ceiling, central heating radiator and this room includes a rear bay with double glazed, double casement doors to garden. RE-FITTED KITCHEN 16'10' x 10'4' (5.13m x 3.15m) Having a comprehensive range of units including extensive black flake working surfaces and full complement of cupboards and drawers including nine soft closing drawers and full complement of matching wall units, slate style ceramic tiled surround and concealed illumination to wall cupboards. Appliances include a Bosch five ring gas hob unit together with stainless steel and glazed extractor canopy above, built-in microwave and stainless steel Hotpoint oven and grill. The latter is arranged in an additional range of cupboards including a larder unit and further storage. There are large ceramic tiles to the floor, small paned glazed entrance door from hallway, shelving and television aerial point, opaque double glazed arched side window, double glazed double casement doors to garden, two vertical radiators, coving and six down lighters to ceiling, which incorporates speaker units. ON THE FIRST FLOOR LANDING With balustrade to staircase. BEDROOM 1 (FRONT) 14'10' into bay x 12'2' (4.52m into bay x 3.71m) With double glazed window, coved ceiling and radiator. EN SUITE SHOWER ROOM 7'3' x 6'5' (2.21m x 1.96m) With large corner shower compartment housing the thermostatic shower and there is a wall mounted hand wash basin with mixer tap and tiled splashback surround together with closed couple w.c. There is a wall mounted medicine cabinet, chromium towel warmer, extractor fan, opaque double glazed window, cloaks hanging fittings and laminate flooring. BEDROOM 2 (FRONT) 13'2' x 12'0' (4.01m x 3.66m) With double glazed window, coved ceiling and radiator. BEDROOM 3 (FRONT) 10'2' x 9'8' (3.10m x 2.95m) With double glazed window, coved ceiling and radiator. RE-FITTED LUXURY BATHROOM 10'3' x 9'10' (3.12m x 3.00m) With large corner shower compartment housing the thermostatic shower with accessory shelf and ceramic tiling. There is a quality white suite comprising of panelled bath with tiled surround and mixer tap, pedestal wash basin with mixer tap and closed couple w.c. There are concealed speakers and a corner airing cupboard housing the Vaillant gas central heating boiler with high capacity cylinder, slate style tiled flooring, five down lighters to ceiling, large towel warmer, mirrored medicine cabinet, extractor fan and opaque double glazed window. ON THE SECOND FLOOR BEDROOM 4 17'9' x 17'6' maximum to base of walls. (5.41m x 5 Having sloped ceiling line with five Velux sky lights, four down lighters, useful recess and Study Area together with two radiators. OUTSIDE WALLED FOREGARDEN With ample parking to Driveway with curved border having a variety of plants and shrubs. REAR GARDEN Having a Separate Brick Store incorporating a Laundry/Utility Room with plumbing for washing machine and vent for dryer, light and power, space for fridge freezer, additional shelving and further storage cupboard. There is a deep Riven paved patio immediately behind the property with security lighting, beyond which lies a lawn with inset steps and raised borders, sleeper edging, large variety of ornamental shrubs, mature willow tree, small kitchen garden area with trellis behind, useful garden shed. There is high Laurel hedging forming a screen. GENERAL INFORMATION 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 E DIRECTIONS Leaving the city centre in a southerly direction by Warwick Road, continue into Kenilworth Road and turn right into Beechwood Avenue bearing round to the right at the far end and turn right into Rochester Road , first left into St. Andrews Road and the property will be found a short distance along on the right hand side and will be identified by our 'For Sale' board. REFERENCE IWS/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."