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"The property sits on the outskirts of the Tile Hill residential area get giving good access for commuter routes get being a quiet location. The property has been much improved by the current vendors and benefits from modern refitted kitchen/breakfast room along with a modern refitted bathroom suite, Upvc double glazing, gas central heating, off-road parking for three cars.

Being accessed from stairs rising from reception hall. CANOPY PORCH Having courtesy coach lights and entered via a timber door directly to RECEPTION HALL Open balustrade stairs rising through to first floor, archway leading to cloaks hanging area with stained glass leaded light window to front aspect, useful understairs storage cupboard, leaded light pattern stained glass window to front aspect, coving to ceiling, radiator, laminate wood effect flooring and doors leading inturn onto SITTING ROOM 4.34m(14'3'') x 3.48m(11'5'') Being measured into Upvc leaded light bay window to the front aspect having feature gas living flame fire set to one wall with marble back and hearth and a wood surround, laminate wood effect flooring, coving to ceiling, television aerial point, telephone point, wall light points and gas central heating radiator, opening leading to DINING AREA 3.68m(12'1'') x 3.48m(11'5'') Having continuation of laminate wood effect flooring, Upvc double glazed double french doors leading out onto rear gardens having matching windows to either side allowing ample natural light through, coving to ceiling, wall light points, gas central heating radiator. KITCHEN/BREAKFAST ROOM 3.99m(13'1'') x 3.63m(11'11'') Comprising of a modern refitted matching range of base and eye level units to include breakfast bar with lighting pelmet over, single drainer stainless steel satin finish sink unit with matching mixer tap over, integrated five ring gas hob with electric oven beneath and extractor hood over, space and plumbing for automatic washing machine and dishwasher, tiled splashbacks to work surface areas, Upvc double glazed leaded light windows to side and rear aspect with further matching door giving direct access out to rear gardens, further space for fridge and freezer, television aerial point and wall mounted gas central heating boiler and radiator. GALLERY LANDING Open balustrade gallery landing having leaded light stained glass pattern window to the front aspect, coving to ceiling, radiator and access to roof space. Doors leading inturn onto BEDROOM 1 4.62m(15'2'') x 2.84m(9'4'') (Being measured to front of built-in wardrobes being set to one wall). Upvc double glazed leaded light window to front aspect, coving to ceiling, radiator and television aerial point. BEDROOM 2 3.68m(12'1'') x 2.87m(9'5'') Having Upvc double glazed window to the rear aspect, radiator and coving to ceiling. BEDROOM 3 3.35m(11'0'') x 2.06m(6'9'') Having Upvc double glazed leaded light window to the side aspect, radiator and coving to ceiling. BATHROOM Modern refitted white suite comprising panelled bath with mixer tap shower head over, low flush w.c. and a pedestal wash hand basin, all with contemporary taps, gas central heating radiator/towel rail, Upvc double glazed pattern window to the rear aspect, tiled splashbacks to sanitry ware. FRONT To the front of the property there is a brick retaining, mature hedgerow with iron gated pedestrian access through to main predominantly lawned area with pathway leading to front door and gravel driveway of which gives off-road parking for at least three cars side by side, cold water tap, security lighting and gated pedestrian access through to rear gardens. REAR Directly to the rear of the property there is a paved patio area that leads onto a lawned area and inturn onto a raised decking. The garden has mature shrubs, timber constructed tool shed, security lighting and enclosed on three sides by a combination of mature hedgerow and timber panel fencing. SERVICES None of the services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of mains water, electricity, gas and drainage services. FIXTURES AND FITTINGS Only those items in the nature of fixtures and fittings mentioned in these particulars are included in the sale. Other items are specifically excluded. None of the appliancies have been tested by the agents and they are not certified or warranted in any way. IMPORTANT NOTE 1. These particulars have been prepared in all good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information.
2. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise, nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase.
3. The photograph/s depict only certain parts of the property. It should not be assumed that any contents, furnishings/furniture etc. photographed are included in the sale. It should not be assumed that the property remains as displayed in the photograph/s. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.
4. Any areas, measurements or distances referred to are given as a GUIDE ONLY and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries or those which can be performed by their appointed advisers.
5. Where reference is made to planning permissions or potential uses such information is given in good faith. Purchasers should however make their own enquiries into such matters prior to purchase. . 6. Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquiries to ensure that our descriptions are likely to match expectations you may have of the property.
7. The information in these particulars is given without responsibility on the part of the Sole Agents or their Clients. The particulars do not form any part of an offer or a contract and neither the Sole Agents not their employees has any authority to make or give any representations or warranty in relation to this property. VIEWING Strictly by appointment via Howkins & Harrison on 024 7622 7384
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