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"This much improved and extended semi-detached house enjoys a well established south facing rear garden of pleasant proportions. The accommodation enjoys a three to four bedroom layout with the advantage of gas central heating, double glazing as described and a smoke alarm system. In brief the property comprises an entrance hall, lounge with square archway to the dining room overlooking the rear garden, re-fitted kitchen with oven and hob, lobby with doors to the garden and to the garage, and large cloakroom with w.c. and wash basin.

SITUATION & DESCRIPTION On the first floor there is a landing, family bathroom with mixer tap/shower and four bedrooms laid out over two floors (Bedroom 3 has a staircase leading to Bedroom 4 which is a loft conversion). Outside there is a front garden, driveway and direct access to the attached garage. The Graylands leads from St Martins Road on the south side of the city and is located in the popular Finham Park school catchment area. The property is handily located for easy daily access to Kenilworth, Warwick and Royal Leamington Spa. The A.45 is easily accessed connecting with the Midland Motorway Network and to the south of Coventry's comprehensively equipped city centre, some 2.5 miles away, is the railway station linking with London, Birmingham and beyond. There is a local convenience store available within walking distance and out of town shopping facilities are to be found off the A.45. Properties of this size with a south facing garden are always sought after, particularly on this side of the city and we would suggest an early inspection is arranged to avoid disappointment. ON THE GROUND FLOOR HALL With double glazed front entrance door, matching side screen and return panel. Multi-pane door opens to the: LOUNGE 18'0' x 13'4' reducing to 11'8' (5.49m x 4.06m red With single panel radiator, attractive fireplace having gas fire with back boiler with a marble hearth. Hardwood staircase to the first floor, double glazed window to the front elevation with electrically operated curtain, although the flooring is carpeted we understand that there is a wood strip floor underneath. DINING ROOM 9'8' x 10'5' (2.95m x 3.18m) With double panel radiator, double glazed Upvc patio doors to the rear garden and electrically operated curtain. This room is carpeted but we understand that there is wood strip flooring beneath. RE-FITTED KITCHEN 7'9' x 10'3' (2.36m x 3.12m) With built-in working surfaces, fitted base and wall cupboard units, inset four ring stainless steel electric hob to the work surface with filter unit over and built-in electric oven. Upvc double glazed window, tiled splashback and Amtico tiled floor. LOBBY With door to the rear garden, Amtico tiled flooring, and door to the garage. LARGE CLOAKROOM 4'4' x 9'0' (1.32m x 2.74m) With low flush w.c pedestal wash hand basin, electric heater to the wall, double glazed rear and side windows, and Amtico tiled floor. ON THE FIRST FLOOR LANDING With airing cupboard having cylinder. Double glazed side window. BATHROOM 5'6' x 7'10' (1.68m x 2.39m) With panelled bath having mixer tap/shower attachment, pedestal wash hand basin, low flush w.c vinyl wood strip effect flooring, double glazed window, part tiled walls and double panel radiator. BEDROOM 1 (FRONT) 9'10' x 11'6' + wardrobe (3.00m x 3.51m +wardrobe) With double glazed window, single panel radiator and double fronted wardrobe. BEDROOM 2 (REAR) 9'9' x 10'4' + wardrobe (2.97m x 3.15m +wardrobe) With single panel radiator , double glazed window and double fronted wardrobe. BEDROOM 3 (FRONT) 7'11' x 8'0' (2.41m x 2.44m) With double glazed window, single panel radiator and staircase to the second floor. ON THE SECOND FLOOR BEDROOM 4 15'3' inc. cupboards x 10'2' (4.65m inc. cupboards With double glazed Velux roof window, double glazed roof window providing an emergency exit, built-in wardrobes/cupboard. Access to the eaves. OUTSIDE FRONT GARDEN Being open plan with borders having plants and shrubs and wide block paved driveway providing standing for a vehicle and direct access to the garage. Side pedestrian gated access to the rear. ATTACHED GARAGE 8'3' x 20'0' reducing to 18'3' (2.51m x 6.10m redu With up and over electrically operated remote control garage door having insulation and draft sealing. Shallow vehicle inspection pit. Two side windows, power and light connected. Space for a washing machine. REAR GARDENS Enjoying a southerly aspect and being pleasantly proportioned with large patio flanked by a natural sandstone retaining wall and a shallow incline to the remainder of the garden which is laid out with lawn, concrete pathway, well established borders with plants and shrubs, shed and fenced boundaries. 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 D DIRECTIONS Leaving the Ring Road at Junction 6 travelling along the Warwick Road bearing left at the traffic lights into Leamington Road. At the roundabout junction proceed straight ahead over the A.45 turning left off St. Martin's Road into The Graylands and the property will be found along on the right 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."