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"** NEW INSTRUCTION ** Waters & Co are pleased to present this extended semi detached property which in brief comprises, entrance hall, lounge diner, breakfast kitchen, downstairs WC, three bedrooms and a wet room. The property also benefits from gas fired central heating and PVCu double glazing both where specified . Outside there is a driveway providing ample off road parking, garage and large rear garden. The property is close to local shops and schools and is conveniently located within easy distance of the excellent motorway network, together with easy rail and air links. Internal viewing is advised to fully appreciate the size of the accommodation on offer. The property is being sold with NO UPWARD CHAIN. Council Tax Band C. EPC Rating D

GROUND FLOOR
Porch
Having PVCu double glazed sliding patio door, tiled floor, coach lamp and PVCu front door with ornamental inset panel.

Hallway
Having opaque window into front porch, radiator, stairs to first floor and doors leading to

Lounge Dining Room 3.34m 10 11" x 8.29m 27 2"
Being dual aspect with PVCu double glazed bay windows to the front and rear elevations, gas log effect fire with brick effect fire surround and wooden mantel over, two radiators and two ceiling light points.

Breakfast Kitchen 4.52m 14 10" max x 3.12m 10 3" max
Having PVCu double glazed windows one of which is a bay to the rear elevation, a range of wall and base units with roll top work surfaces over, 1 bowl stainless steel sink and drainer with mixer tap, integrated electric cooker with hob, space for fridge freezer, space plumbing for washing machine, breakfast bar, full height tiling to the kitchen area, radiator, two ceiling tube lights, wall mounted boiler, sliding door into the hallway and door leading out to the side passageway.

Side Passageway
Having a polycarbonate roof the passageway has a door to the WC, PVCu double glazed door to the rear garden, PVCu door leading to front elevation. Passageway is open to the side leading into the garage.

Downstairs WC 0.93m 3 1" x 1.15m 3 9"
Accessed via the side passageway and having a WC, wall light and vinyl flooring.

FIRST FLOOR
Landing
Having PVCu double glazed opaque window to the side elevation, access to the loft, airing cupboard housing the water tank and doors leading to

Bedroom 1 2.70m 8 10" x 4.11m 13 6" into bay
Having PVCu double glazed bay window to the rear elevation, fitted wardrobes, ceiling light point and radiator.

Bedroom 2 3.32m 10 11" max x 4.13m 13 7" max
Having PVCu double glazed bay window to the front elevation, fitted wardrobes, ceiling light point and radiator.

Bedroom 3 2.06m 6 9" x 2.22m 7 3"
Having PVCu double glazed window to the front elevation, fitted wardrobe, ceiling light point and radiator.

Wet Room 2.30m 7 7" x 2.27m 7 5"
Having PVCu double glazed opaque window to the rear elevation, hand basin, low level WC, shower area with screen, ceiling light point, chrome ladder style radiator, floor to ceiling wall tiling, extractor fan and safety vinyl flooring.

OUTSIDE
Approach
Having block paved large driveway, outside light, with side lawn, shrub borders, low brick wall to one side and chain link partitioning to the other, PVCu door access to the side passageway.

Side Garage
Having up and over electric roller door and electricity.

Rear Garden
Having a paved patio area, lawn, shrubs trees to borders, outside tap, outside light, 6ft fencing and hedging, door to side passageway giving access to the front of the property,

Tenure
The property is understood to be Freehold to be verified by the Solicitor

Energy Efficiency
This homes performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide CO2 emissions. The higher the rating, the more energy efficient the home is and the lower the fuel bills will be.

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