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" An exceptional detached family home finished to a high specification, extended at rear and having extensive landscaped gardens and open outlook towards Frankley Beeches and neighbouring districts.

Porch, reception hall, fitted cloakroom, through lounge leading to conservatory, dining area, quality fitted kitchen, utility room, sitting room/family room, four bedrooms, shower room, bathroom, separate w.c., large garage, landscaped gardens.Gas boiler heating radiators. Double glazed windows and doors.

ROUTE TO THE PROPERTY
From agent's offices Hagley Road West travelling in the direction of Halesowen bear left into College Road and continue into Spies Lane.  At the traffic island take the second exit into Manor Lane with the property being found on the left-hand side just after the turning into Priory Road.

The accommodation is planned on two floors and comprises on the ground floor:-

UPVC framed double glazed front door with matching double glazed side panel, inner double glazed door with opaque glass with matching side panel.

RECEPTION HALL 2.03m plus width of stairs x 4.47m

(6' 8" plus width of stairs x 14' 8")
With coving to ceiling, panel radiator with shelf above,  range of recessed display shelving, staircase leading off to first floor with quarter space landing, square sectional balusters with matching polished handrail and newel post, gas wall heater, double glazed window, quality wood block-effect flooring.

FITTED CLOAKROOM
Fitted with white suite comprising: W.C. with low level flush, circular basin with mixer tap, pop-up waste with cabinet with curved doors beneath and further cabinet at side, walls tiled to approximately half wall height, tiled floor finish.

THROUGH LOUNGE 3.93m x 6.09m

(12' 11" x 20')
With coving to ceiling, double glazed window, panel radiator with shelf above, focal point gas fire mounted on composite marble hearth, double panel radiator with shelf above, three wall lights, double glazed sliding patio doors leading to:

CONSERVATORY (Rear) 3.92m x 3.28m

( 12' 10" x 10' 9")
Windows double glazed with double doors opening onto paved terrace, double glazed roof, quality floor finish.

An archway leads from the living room to:

DINING ROOM (Rear) 2.45m x 3.03m

( 8' 0" x 9' 11")
With coving to ceiling, double glazed window, polished door with glazed panel leads to:

SPACIOUS FITTED KITCHEN (Rear) 3.06m x 5.92m

(10' 0" x 19' 5")
With extensive range of base units including units with drawers and pan drawers beneath, 'Corian' work surfaces with twin bowl sinks and mixer tap, appliances include 'Neff' ceramic hob, electric oven beneath and cooker hood, 'Neff' integrated dishwasher, large fridge and freezer with cabinets above and beneath, tiled floor finish,, double glazed windows to rear and side with aspect onto gardens, breakfast table, range of  recessed spot lights to ceiling, archway leading to:

UTILITY AREA (Rear) 2.99m x 2.18m

(9' 10" x 7' 2")
With range of matching fitted units with 'Corian' work surface areas and sink, mixer tap, cabinet beneath, plumbing for automatic washing machine and space for tumble dryer, range of recessed spot lights to ceiling, glazed door with polished frame leading to:

FAMILY ROOM/SITTING ROOM (Rear) 3.56m x 4.32m

( 11' 8" x 14' 2")
With double glazed sliding patio doors opening out onto paved terrace and gardens, side double glazed French door, four wall light fittings, panel radiator with shelf above, gas fire and wood burning effect fire mounted on marble hearth.

The accommodation on the first floor is approached from staircase leading from reception hall and comprises:

CENTRAL LANDING
Useful storage cupboard opening off, front double glazed window.

SEPARATE W.C
With part suspended ceiling with recessed spot lights, W.C with low level flush, tiling to approximately half wall height, double glazed window.

BEDROOM ONE (Front/side) 3.94m x 4.16m

(12' 11" x 13' 8")
With double glazed window with aspect onto Frankley Beeches and Clent Hills, panel radiator, range of built-in wardrobes with matching chest of drawers, bedside tables and headboard.

BEDROOM TWO (Rear) 2.80m x 3.05m

(9' 2" x 10' 0")
With double glazed windows again with open aspect, range of built-in wardrobes with hanging rails and shelving, chest of drawers with dressing shelf above, built-in matching bedhead.

BEDROOM THREE (Rear) 4.58m x 3.70m

(15' 0" x 12' 2")
With extensive range of built-in bedroom furniture comprising: wardrobes with hanging rails and shelving, cabinets with cupboards beneath, cabinet with drawers beneath, dressing table with mirror and cupboards above and at side, built-in bedside tables, cabinet concealing hot water cylinder with electric immersion heater and built-in chest of drawers.

BEDROOM FOUR (Front) 3.71m x 4.66m

(12' 2" x 15' 3")
With double glazed window, range of built-in bedroom furniture comprising: wardrobes, built-in chest of drawers and cabinet, high level storage cupboards, wall-mounted 'Baxi Brazilia' gas heater, double glazed window with aspect onto foregarden.

SHOWER ROOM (Front) 3.40m x 1.75m

(11' 2" x 5' 9")
With walk-in shower with curved shower screen, wall-mounted shower, vanity unit with shaped basin with range of cabinets beneath, mirror to wall, suspended ceiling with range of recessed spot lights, two double glazed windows, tile-effect floor finish, heated towel rail, walls finished with quality ceramics.

BATHROOM/SHOWER ROOM (Rear) 2.55m x 3.01m

(8' 4" x 9' 11")
With suite comprising: panelled bath, mixer tap with pop-up waste, walk-in shower with curved shower screen, wall-mounted shower, range of built-in cabinets at side and with mirror to wall with shaped basin finished in pale grey with rear upstand, range of recessed spot lights to ceiling, heated towel rail, tiled floor finish.

OUTSIDE

LARGE GARAGE 4.52m wide x 5.36m plus side passage (14' 10" wide x 17' 7" plus side passage)
With electrically operated door.  Rear door to gardens, wall-mounted gas boiler.

REAR GARDEN
The property has an exceptional landscaped garden which comprises full width paved terrace with ornamental circular patio at side.  The borders to the lawn are are stocked with an extensive variety of shrubs and trees with pathway leading to lower lawn.  The garden is enclosed at both sides with fencing and hedgerow to rear.  A garden shed is provided.

TENURE
We are verbally advised that 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
Mains gas, water and electricity are installed.  A gas boiler heats water filled panel radiators. 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.  The carpets will be included.  Certain other items can be taken at valuation to be agreed.

VIEWING
Strictly by prior appointment via agent.

Consumer Protection from Unfair Trading Regulations 2008.
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "