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"LARGER THAN THE AVEARAGE is this house converted two double bedroom ground floor garden flat which comes well positioned for Northolt central line Station, Northolt Leisure Centre, A40 Western Avenue, local bus routes, local schools & local shops. This modern presented, chain free flat also benefits from its own front entrance, 16 4 x 9 8 open plan reception 1, 8 10 x 6 4 fitted open plan kitchen, 17 1 x 10 1 bedroom 1, 11 8 x 10 4 bedroom 2, fitted bathroom, double glazing, gas central heating, laminated tiled flooring where laid, own section of front garden, own laid to lawn rear garden with paved patio area, additional rear plot approached via side road and a 150 year lease.

The accommodation with approximate room sizes comprises the following;

OWN FRONT DOOR Leading to;

ENTRANCE HALL Rear open plan access leading to open plan reception 1, side access leading to bedroom 2, laminated flooring.

OPEN PLAN RECEPTION 1 16 4 x 9 8. Rear aspect double glazed double doors leading to own rear garden, open plan rear access leading to open plan kitchen, side access leading to bedroom 1, additional side access leading to bathroom, under stairs storage cupboard, radiator, laminated flooring.

OPEN PLAN KITCHEN 8 10 x 6 4. Rear & side aspect double glazed windows, range of wall & floor units, roll top worksurface, built in hob, oven & extractor hood, part tiled walls, stainless steel sink with mixer tap, plumbing for washing machine, space for fridge freezer, wall mounted boiler, laminated flooring.

BEDROOM 1 17 1 x 10 1. Front aspect double glazed window, radiator, laminated flooring.

BEDROOM 2 11 8 x 10 4. Front aspect double glazed window, radiator, picture rail, laminated flooring.

BATHROOM 10 1 x 4 1. Rear aspect double glazed frosted window, 3 piece suite comprising of a low level W.C., wash hand basin within vanity unit, bath with shower attachment, part tiled walls, radiator, tiled flooring.

OUTSIDE;

FRONT GARDEN Laid to lawn section, gated side access.

OWN SECTION OF REAR GARDEN Laid to lawn, paved patio area, outside water tap, storage shed, gated side access.

REAR PLOT Approached via side road.

These particulars are issued on the understanding that all negotiations are conducted through Tony Paul estate agents. Whilst every care has been exercised in the preparation of particulars their accuracy is not guaranteed neither do, they constitute an offer nor contract. Please note that it is not our Company policy to test services, heating systems and domestic appliances, therefore we cannot verify that they are in working order. The buyer is advised to obtain verification from their solicitor or surveyor.

Lease The agent understands that the property is leasehold but has not yet been able to verify the terms and conditions of the lease. However, we are awaiting confirmation of the tenure from the vendor s solicitors and we advise all interested parties should obtain verification and confirmation of the terms of the lease through their solicitor or surveyor.

Maintenance The agent understands that the property maybe subject to a ground rent and or service charge and or maintenance charge but has not yet been able to verify the terms and conditions if any. All interested parties should obtain verification and confirmation of any charges through their solicitor or surveyor.

MAKING AN OFFER If you are interested in this property, please contact us at the earliest opportunity prior to contacting a bank, building society or solicitor. Failure to do so could result in the property being sold elsewhere and could result in you incurring costs such as survey or legal fees. Most of our clients require us to advise them on the status of potential buyers, who make an offer to purchase; therefore, you are strongly advised to make an appointment at this stage, to establish your ability to proceed.

EPC TOTAL FLOOR AREA 61 SQUARE METRES"