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" An exceptional detached family house with four bedrooms offering tastefully presented family accommodation with open aspect over Halesowen town centre and having conservatory at rear.

Porch, reception hall, fitted cloakroom, lounge with focal point fireplace and conservatory opening off, dining room, quality fitted kitchen/breakfast room, utility room, central landing, principal bedroom with ensuite shower room, 3 further bedrooms, luxury house bathroom, double garage, enclosed landscaped gardens.

ROUTE TO THE PROPERTY:

From the agent's Quinton office on Hagley Road West proceed in the direction of Halesowen and continue into Halesowen Road. At the traffic island proceed down Mucklow Hill. At the next traffic island take the first exit and proceed into Bromsgrove Road. Just after McDonalds turn right into Grange Road and continue into Queensway. Turn left into Laurel Lane, turn right into Dogkennel Lane and continue into Blackberry Lane. Turn right into the private driveway where the road sign will details no. 111c.

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

PORCH ENTRANCE
With ceiling light above, panelled door with double glazed opaque panels leading to:

SPACIOUS RECEPTION HALL 1.77m x 3.95m

(5' 10" x 12' 12")
With coving to ceiling, panelled doors radiating off, staircase to first floor with handrail, panel radiator, Karndean floor finish.

FITTED CLOAKROOM
With white suite comprising: wash-hand basin with mixer tap, w.c. with concealed flush, heated towel rail, ceramic tiled floor finish, recessed spotlights to ceiling, extractor.

DINING ROOM (Front) 3.42m x 3.60m into bay ( 11' 3" x 11' 10" into bay)
With double glazed bay window, panel radiator, coving to ceiling, Karndean floor finish, double doors leading through to:

LOUNGE (Rear) 5.31m x 3.40m

(17' 5" x 11' 2") (Also accessed via double doors from reception hall)
Focal point fireplace with real flame gas fire, coving to ceiling, panel radiator, t.v socket, two telephone points, Karndean floor finish, sliding doors leading through into:

CONSERVATORY 3.19m x 3.00m

(10' 6" x 9' 10")
Double glazed windows and double doors opening out onto gardens, panel radiator, power points, wall lights, Karndean floor finish.

QUALITY FITTED KITCHEN/BREAKFAST ROOM (Rear) 3.04m x 6.64m

(9' 12" x 21' 9")
With range of base units with cupboards beneath, base unit with pan drawers beneath, dark work surface areas with Fragranite bowl and a half single drainer sink, mixer tap, range of wall cupboards, cabinet concealing 'Worcester' wall-mounted gas fired central heating boiler, 'Neff' gas hob with 'Neff' cooker hood above, 'Neff' integrated dishwasher, oven unit with 'Neff' electric double oven/grill with microwave above, t.v socket, telephone point.

BREAKFAST AREA
With double glazed sliding patio doors opening out to paved terrace and gardens, ceramic tiled floor finish extending through from kitchen, panel radiator, spotlights to ceiling, breakfast bar.

UTILITY ROOM (Side) 2.29m x 1.52m

(7' 6" x 4' 12")
With ceramic tiled floor finish extending through from kitchen, base unit with recess at side with telescopic towel rail, work surface, plumbing for automatic washing machine and space for further domestic appliance, ceramic tiled splashbacks, recessed spotlights to ceiling, side door with double glazed panel, panel radiator, extractor.

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

CENTRAL LANDING
With coving to ceiling, access to roof space with loft ladder and part boarded floor, linen cupboard housing 'Mega Flow' hot water cylinder with range of slatted shelving.

PRINCIPAL BEDROOM ONE (Front) 3.65m x 4.08m and 1.85m x 1.41m

(11' 12" x 13' 5" and 6' 1" x 4' 8")
Two double glazed windows with multi-paned effect, panel radiator, t.v. socket, two double recessed wardrobes with hanging rails and shelf, telephone point.

ENSUITE SHOWER ROOM (Side) 1.62m X 2.34m

(5' 4" x 7' 8")
With white suite with white 'Porcelanosa' suite comprising: w.c. with concealed flush, wall-mounted basin, mixer tap with pop-up waste, shower cubicle with sliding door, walls fully tiled in ceramics, side double glazed window with opaque glass, heated towel rail, extractor fan, range of recessed spotlights to ceiling, mirrored wall-mounted cabinet,'Porcenalosa' ceramic tiled floor finish with electric underfloor heating and controls.

BEDROOM TWO (Rear) 4.00m x 4.11m

(13' 1" x 13' 6")
Panel radiator, double glazed windows with open aspect over Halesowen town, two double built-in wardrobes with hanging rail and high level shelf, coving to ceiling, t.v. socket.

BEDROOM THREE (Front) 4.00m x 4.08m

(13' 1" x 13' 5")
With UPVC framed double glazed windows, panel radiator, coving to ceiling, t.v. socket.

BEDROOM FOUR (Rear) 3.34m x 3.48m

(10' 11" x 11' 5")
Wtih UPVC framed double glazed window, panel radiator, coving to ceiling, 'Karndean' floor finish, t.v socket, telephone point.

HOUSE BATHROOM (Rear) 2.66m max x 2.78m

(8' 9" ax x 9' 1")
With 'Porcenalosa' suite comprising: panelled bath, mixer tap (side taps) with pop-up waste, wall-mounted basin, mixer tap with pop-up waste, w.c. with concealed flush, shower cubicle with curved sliding door, walls tiled in complementary 'Porcenalosa' ceramic tiling, ceramic tiled floor finish with electric underfloor heating with separate control, heated towel rail, extractor, window with opaque glass, mirrored wall-mounted cabinet.

DOUBLE GARAGE 4.77m x 4.90m max to garage door (15' 8" x 16' 1" max to garage door)
With up and over door, electrically operated with handset and wall-mounted control, power points, strip light.

LANDSCAPED REAR GARDEN
Comprising: paved terrace with pathway leading to decked area at rear. The garden is enclosed with fencing and features sleeper walling and is stocked with a variety of shrubs. The gardens are finished with golden flint gravel in order to keep maintenance to a minimum. Electric lighting is also provided in the gardens at low level. Outside tap.

TENURE
We are verbally advised the property is freehold. The property is served by a private driveway serving the six properties on the development. There is a joint maintenance responsibility in respect of the drive. 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 available. A gas boiler heats water filled panelled radiators as detailed. An alarm system is installed. 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, the fitted carpets will be included. Certain other items may be taken at valuation to be agreed.

VIEWING
Strictly by prior appointment via agents.

THE PROPERTY MISDESCRIPTIONS ACT 1991
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. "