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" Rarely available in arguably one of the most desirable areas of Birchington is this well presented modern family home. Our client has enjoyed this property for 24 years and fell for its location alone. Offering three bedrooms with master offering an en-suite shower room; this property also benefits from a spacious entrance hall, cloakroom, two reception rooms, modern fitted kitchen and family bathroom. Once outside you will find a well tended south facing rear garden as well as a good size front garden providing ample off-road parking via the gated driveway. The property also boasts an integral garage with power and light which also backs onto the sun lounge.With enviable cliff top walks just yards away; location really is key with this property. Birchington village centre with its local shopping facilities is approx. 528 yards away along with the mainline train station and bus routes providing links into neighbouring towns and London.

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Entrance Hall   
Stained wood front entrance door. Radiator. Personal door to integral garage. Window. Power point.

Cloakroom   
Pedestal wash hand basin. Low level WC. Walls partially tiled. Radiator. Frosted window to rear.

Lounge   17' 11 x 10' 6 (5.46m x 3.20m)
Feature fireplace housing living flame gas fire with coal effect. Artexed and coved ceiling. Floor to ceiling bay window to front overlooking front garden. Two radiators. TV point. Power points.

Dining Room   15' 7 x 8' 8 (4.75m x 2.64m)
Window to rear overlooking rear garden. Artexed and coved ceiling. Two radiators. Serving hatch to kitchen. Power points. TV point. Phone point. Radio point. Stairs leading to first floor.

Kitchen   15' 7 x 8' 8 (4.75m x 2.64m)
The kitchen is planned with a matching range of wall and base units arranged on three walls. Inset stainless steel 1 1/2 bowl sink unit. Work surfaces. Walls partially tiled. Gas hob with extractor. Electric oven. Plumbing for washing machine. Floor standing "IDEAL MEXICO" gas boiler. Window to rear overlooking rear garden. Power points. TV point. Radiator. Door to rear garden.

Landing   
Window to side. Access to insulated loft. Power point.

Master Bedroom   12' 8 x 9' (3.86m x 2.74m)
Window to front overlooking front garden. Built in double wardrobe cupboards with shelves and hanging space. Radiator. Power points.

En Suite To Master Bedroom   
Suite in Avocado. Separate fully tiled shower cubicle. Wash hand basin set into vanity unit cupboard under. Close couple WC. Radiator with towel rail over. Walls tiled.

Bedroom Two   9' 5 x 8' 9 (2.87m x 2.67m)
Window to rear overlooking rear garden. Radiator. Power points.

Bedroom Three   8' 8 x 7' 7 (2.64m x 2.31m)
Window to rear overlooking rear garden.. Built in double wardrobe cupboard with shelves and hanging space. Radiator. Power points.

Family Bathroom   
Bathroom suite in whisper pink comprising panelled bath with separate shower unit. Screen to side. Pedestal wash hand basin. Low level WC. Radiator. Walls tiled. Frosted window to side.

Rear Garden   44' x 19' (13.41m x 5.79m)
The garden faces South. Mainly laid to lawn with flower beds, bushes and shrubs. Block paved patio areas. Outside tap. Side access. Enclosed with fencing and brick walls.

Sun Lounge   8' 5 x 7' 11 (2.57m x 2.41m)
Windows to side and rear overlooking rear garden. Power points. Door to garden. Door to garage.

Front Garden   
Border wall to front with gated entrance to driveway.

Garage   17' x 7' 11 (5.18m x 2.41m)
Integral garage. Power points. Light. Phone point. Work bench. Door to sun lounge.

Main Services   
The following mains services are connected to the property electricity, water, gas and main drainage. A telephone line is installed subject to the usual British Telecom transfer regulations. The mains services have not been tested by us.

Heating   
Central heating is provided by a gas fired boiler situated in the kitchen and hot water radiators as indicated in these particulars. We have not tested that the heating is fully operational or whether it is effective in adequately heating the property.

Electrical And Gas Appliances   
Electrical and gas appliances referred to in these details have not been tested by us and we advise that you should make your own enquiries as to their serviceability.

Windows   
The windows are generally of UPVC double glazed sealed units.

Tenure   
The property is to be sold freehold with vacant possession on completion.

Council Tax   
We are advised by the Valuation Office that the property is currently within Council Tax Band E. The amount payable under Tax Band E for the year 2011/12 is ?£1798.71.

Other Information   
All measurements have been taken in accordance with the 'Code of Measuring Practice' issued by the Royal Institution of Chartered Surveyors and are approximate. All measurements have been taken to provide a guide to prospective purchasers to indicate size and proportion of the accommodation and should not be used for carpet sizes, furniture or appliances. Front garden has been measured at the front boundary. Rear garden width has been measured adjacent to the rear of the building. Depth has been measured at approximately mid point of plot. Nothing in these particulars is intended to indicate that any carpets or curtains, furnishings or fittings, electrical goods (whether wired in or not) gas fires or light fittings or any other fixtures not expressly included form a part of the property offered for sale. We have not carried out a structural survey and are not in a position to express a view on the condition of this property. The deeds of the property and local search were not available to us at the time of preparing these details. Whilst we endeavour to make our sales details accurate and reliable, if there is any point of particular importance to you, please contact the office and we will be pleased to confirm the position for you particularly if contemplating travelling some distance to view the property. This property was reviewed on 14th May 2011.

Viewing   
Please ring us to make an appointment. We are open from 9am to 6pm Monday to Friday and 9am to 5pm Saturdays.

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