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" Situated in a popular location, convenient for a host of amenities is this tastefully presented extended semi detached house. The property has been re planned on the first floor to create a good sized third bedroom.

Reception hall, understairs store cupboard, lounge, kitchen dining room, utility, downstairs w.c., study playroom, landing, three bedrooms, re fitted shower room, side store, attractive rear garden with patio onto lawn. Gas boiler serving radiators, double glazing to windows as detailed.

ACCOMMODATION COMPRISING

RECEPTION HALL INNER 1.65m x 2.91m maximum measurements including staircase
Composite front door, obscure double glazed window to side with shutters, radiator, coving to ceiling. Staircase off to first floor landing. Useful storage cupboard opening off under stairs. Door opening onto

LOUNGE FRONT 3.47m max. x 3.98m
Coving to ceiling, ornamental ceiling rose, picture rail, panelled radiator, double glazed bay window with shutters, inset gas fire.

KITCHEN DINING ROOM REAR 5.25m x 3.17m
Double glazed door and double glazed window onto rear garden, shutter to window, coving to ceiling. The kitchen is fitted with a range of base units with cupboards and drawers, worktops with matching upstands, bowl and a half single drainer stainless steel sink with mixer tap, recess and plumbing for slimline dishwasher, integrated microwave, space for Range style cooker with splashback, range of storage cupboards at high level, breakfast bar, vertical panel radiator, archway onto

UTILITY INNER 2.00m x 1.88m maximum measurements including store cupboard
Double glazed Velux window, work surface area with upstand cupboards, extractor, coving to ceiling, plumbing for washing machine, bowl sink with mixer tap. Doors opening onto study playroom and downstairs w.c.

DOWNSTAIRS W.C Inner
Heated towel rail, w.c. with concealed flush, wash hand basin with vanity unit, worktop with upstand, bowl sink with mixer tap, recessed spotlights and coving to ceiling, extractor.

STUDY PLAYROOM REAR 2.10m x 1.97m
Double glazed window, panel radiator.

Staircase from ground floor reception hall leading off to first floor accommodation

LANDING INNER
Obscure double glazed window to side with shutter, coving to ceiling, access to roof space.

BEDROOM 1 REAR 3.47m max. into wardrobe x 3.20m
Double glazed window with shutter, radiator, fitted wardrobes, picture rail, coving to ceiling.

BEDROOM 2 FRONT 2.96m max. into wardrobe x 3.31m
Double glazed bay window with shutter, vertical panel radiator, fitted wardrobes, coving to ceiling, television point.

BEDROOM 3 FRONT 2.23m x 2.37m min. 2.63m max.
Double glazed window with shutters, vertical panel radiator, coving to ceiling.

RE FITTED SHOWER ROOM 1.63m x 2.06m
Obscure double glazed window with shutter, w.c. with concealed flush, corner shower cubicle with dual shower fitting, extractor, recessed spotlights to ceiling, wash hand basin with vanity unit, towel holders, mirror to wall, radiator heated towel rail, walls tiled to full height, floor tiled.

Outside

SMALL STORE FRONT
Gas combination boiler.

REAR GARDEN
Paved patio with steps down to shaped lawn, garden shed, garden fencing.

AGENMTS NOTE
A tree will be removed from the garden prior to the sale completing.

COUNCIL TAX BAND C

TENURE
We are verbally advised the property is freehold. The Agent has not checked the legal documents to verify the freehold status of the property. The buyer is advised to obtain verification from their Solicitor or Surveyor.

SERVICES
The Agents have not tested any apparatus, equipment, fixtures, fittings or services and so cannot verify they are in working order or fit for their purpose. The buyer is advised to obtain verification from their Solicitor or Surveyor.

FIXTURES AND FITTINGS All items unless specifically referred to in these sales particulars are expressly excluded from the proposed sale. However, curtains and certain other items may be taken at a valuation to be agreed.

VIEWING Strictly by prior appointment via agents.

ANTI MONEY LAUNDERING REGULATIONS In order to comply with Anti Money Laundering Regulations, all prospective purchasers are required to provide the following 1. Satisfactory photographic identification. 2. Proof of address residency. 3. Verification of the source of purchase funds including bank statements for deposits in order to purchase and copy of mortgage agreement in principle from the appropriate lender. In the absence of being able to provide appropriate physical copies of the above, Scriven & Co reserves the right to obtain electronic verification of identity. EXTRA SERVICES By law, the agent must tell the client if the agent or any connected person intends to earn any commission or any other fees from offering or referring other services to the client or buyer. If the agent or any connected person earns money from any of these services or referrals the agent or the connected person would keep this commission or fee. Part of the payment for these extra services will be paid to the agent as a result of the referral. Scriven & Co offers the following services and has the following referral arrangements in place Scriven & Co routinely refers sellers and buyers to Infinity Financial Advice. It is the clients or buyers decision whether to choose to deal with Infinity Financial Advice. Should the client or a buyer decide to use Infinity Financial Advice the client or buyer should know that Scriven & Co receive a payment from Infinity Financial Advice equating on average to a figure in the order of £200 per referral.
Scriven & Co routinely refers sellers and buyers to certain firms of solicitors conveyancers. It is the clients or buyers decision whether to choose to deal with any of the referral companies. Should the client or a buyer decide to use any of these companies the client or buyer should know that Scriven & Co receive a payment from these companies equating to a figure in the order of £100 £200 per referral. We are informed that the solicitors conveyancers are happy to pay this referral fee to ourselves as it significantly reduces the marketing costs that they have to allocate to sourcing new business. The referral fee is NOT added to the conveyancing charges that would ordinarily be quoted.
The agent routinely refers sellers and buyers to Warrens removals and storage it is the clients or buyers decision whether to choose to deal with Warrens removals and storage. Should the client or a buyer decide to use Warrens removals and storage the client or a buyer should know that the agent receives a referral fee to the value of £50 from them for recommending a client or buyer to them.

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