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" This well-kept, lovingly modernised home offers generous accommodation ideal for a family lifestyle with relatively private and well thought out gardens perfect for entertaining, relaxing or playing.

Property Details This family home comprises of an airy entrance hall, which leads on the living room with a cosy open fire place and a bay window, with stunning views over Batheaston Meadows and the Kennet and Avon Canal. There is a contemporary fitted kitchen with built-in appliances which leads on to the open plan dining area with feature fireplace. This has direct access to the large conservatory and multi-functional garden space, featuring an enchanting wooden gazebo area.

Upstairs there are three good sized bedrooms, one of which comes with built-in wardrobes; modern family bathroom and a sizeable, light loft room with Velux windows, ideally suited for use as a study or playroom.

Location:
The house occupies a convenient and sought after location. It is within walking distance of the various village amenities, including shops, pubs and cafes, in Batheaston. The property is less than two miles away from the centre of Bath and is well serviced by buses, whilst easy access to the M4 is available without having to cross the city.

Schools:
There are plenty of Ofsted rated schools in the nearby area, including, Batheaston CEVC Primary School and Bathford CofEVC Primary School.

EPC: Pending

Letting Fee Information
Depending on the property you select, the following upfront fees apply:

Residential Properties
? For properties up to ?1499pcm - ?295+VAT
? For properties over ?1500pcm ? 25% of the first month?s rent + VAT
? Guarantor Fee - ?50 + VAT per guarantor
? Renewal Fee - ?100 + VAT per property
? Check-out Fee ? as per below

If there are more than 2 people over the age of 18 living in the property, an additional ?100 + VAT per applicant will be required to cover the referencing, legal and administration fees.

? Security deposit ? 1.5 x monthly rent (2 months? rent may be requested for properties where pets are permitted)

Student & HMO Property
? Administration Fee - ?120 + VAT per applicant
? Guarantor Fee - ?50 + VAT per guarantor
? Renewal Fee ? ?100 + VAT per tenant
? Check-out Fee ? as per below

Security Deposit ? 1 x monthly rent

Right to Rent check - ?5 + VAT per tenants
As of 1st February 2016, the Immigration Act 2014 requires us to verify your identity, proof of which can be in the form of a valid passport, EEA, visa or biometric residency permit. We are also required to check that all the tenants over the age of eighteen, can legally rent your residential property in England, which is the purpose of this check.

Check-Out Fees
Studio & 1 bedroom ? U/F ?85; F ?99
2 bedrooms ? U/F ?89; F ?114
3 bedrooms ? U/F ?99; F ?134
4 bedrooms ? U/F ?129; F ?164
5 bedrooms ? U/F ?149; F ?184
6 bedrooms ? U/F ?169; F ?199

Specialist properties or those with substantial square footage will be quoted individually. A ?space? includes: a hallway, a landing and stairs, conservatories, a garden, a shed, multiple cupboards/large built in wardrobes and will attract additional ?10 per room unfurnished or ?15 per room furnished. An additional charge may be made for work: 1) Before 8:30am and after 6pm and Saturdays ? increased by 25%, 2) Sundays & Bank Holidays ? increased by 75% "