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" An extended semi-detached family home situated within the particularly popular Telford school catchment area. The property is entered via an entrance hall which leads to a sitting room at the front of the property, to the breakfast room which in turn leads to the extended dining room and to the kitchen space at the rear of the property. Further to this there is a downstairs WC and integral garage, whilst the first floor houses three double bedrooms and a family bathroom. Outside the walled foregarden also allows off-street parking and access to the front of the garage, whilst there is a well stocked enclosed rear garden.

LOCATION Number 9 is situated close to the entrance of Parklands Avenue, close to the junction of the Cubbington Road and Telford Avenue and is set well back from the road behind a deep foregarden. The property is positioned just under 2 miles from the town centre of Leamington Spa which offers a wide range of cafes, restaurants and retail outlets, whilst ? mile away there is a row of local shops and ? mile away a local supermarket which is open on a seven-day-a-week basis. Leamington railway station is approximately 2? miles away which offers direct commuter links to both London and Birmingham and a wide range of centres. The A46 is less than 4 miles away which offers access to the heart of the Midland motorway network. ON THE GROUND FLOOR ENTRANCE HALL Entered via a partially obscured double glazed door with leaded lights to the front aspect, partially obscured double glazed window to the side of this and panelled doors radiating to the sitting room and to the breakfast room, door to understairs cupboard and stairs rising to the first floor, where light falls down from a southerly facing landing window. Ceiling light point, panelled radiator plumbed to the gas central heating system, alcove for the storage of cloaks and a wood effect laminate floor. SITTING ROOM 13'10' x 11'5' (4.22m x 3.48m) Double glazed window to the front aspect, spanning the full width of the room, ceiling light point being controlled on a dimmer switch, feature fireplace with marble effect hearth, timber surround with inset gas living flame fire, radiator plumbed to gas central heating system. BREAKFAST ROOM 9'11' max x 8'4' max (3.02m max x 2.54m max) Panelled doors with inset partially obscured glazed panels leading to the dining room and to the side lobby. An archway leads to the main kitchen space, there is a ceiling light point and a panelled radiator plumbed to the gas central heating system. KITCHEN 15'8' x 7'10' max (4.78m x 2.39m max) Double glazed window to the rear aspect and a partially obscured double glazed door to the rear aspect. The kitchen is fitted with a complementary range of base and eye level kitchen units with an integrated display case finished in a shaker style with wooden door furniture. This has a wood block effect roll top work surface over, with matching upstands, having inset ceramic 1? bowl sink and drainer with chrome mixer tap over. Space for gas cooker with concealed extractor over, undercounter space for a dishwasher and washing machine, a condenser dryer and one further undercounter kitchen appliance. Two ceiling light points, tiled splashbacks and wall mounted panelled radiator plumbed to the gas central heating system. DINING ROOM 16'11' x 9'11' (5.16m x 3.02m) This extended room has a double glazed window to the rear aspect, two ceiling light points and two wall mounted light points controlled on dimmer switches and a panelled radiator plumbed to the gas central heating system. SIDE LOBBY 4'9' x 3'9' (1.45m x 1.14m) Having a panelled door leading to the downstairs WC and wooden framed door with inset glazed panel leading to the rear of the garage providing pedestrian access. There is an inspection hatch to the roof void, a ceiling light point, wall mounted hanging for cloaks and a wall mounted radiator plumbed to the gas central heating system. DOWNSTAIRS WC 4'9' x 2'9' (1.45m x 0.84m) Partially obscured double glazed window to the side aspect and is fitted with a white suite which comprises of a low level flush WC and a corner sink with chrome taps over, ceiling light point, tiled splashbacks and a panelled radiator plumbed to the gas central heating system. INTEGRAL GARAGE 16'3' x 8'0' (4.95m x 2.44m) Having up and over door to the front aspect and a single glazed window to the side aspect leading out to the lean-to. There is a ceiling mounted light point, wall mounted meters for gas and electric and wall mounted cupboards for storage. ON THE FIRST FLOOR LANDING With panelled doors radiating to three bedrooms and to the family bathroom. Partially obscured double glazed window to the front aspect, ceiling light point, loft access hatch and a wooden balustrade to the stairs. BEDROOM ONE 11'5' x 10'10' (3.48m x 3.30m) Including wardrobes.
Having double glazed window to the front aspect and is fitted with a range of bedroom furniture which includes two double wardrobes, one with mirror fronted doors, a further single wardrobe, bedside cabinets and high level storage which runs above the space for the bed. Ceiling light point and two wall mounted light points, controlled on a dimmer switches. Wall mounted radiator plumbed to the gas central heating system. BEDROOM TWO 11'8' x 8'8' (3.56m x 2.64m) Having double glazed window to the rear aspect, ceiling light point, panelled radiator plumbed to the gas central heating system and exposed wooden floor. BEDROOM THREE 8'0' x 11'3' (2.44m x 3.43m) Excluding wardrobes.
Having double glazed window to the front aspect, fitted triple wardrobe and a cupboard to conceal the Vaillant combination boiler for gas central heating and hot water, ceiling light point and panelled radiator plumbed to the gas central heating system. OUTSIDE FRONT A dwarf wall, accessed between pillars, separates the front garden from the pavement. The driveway allows off-street parking for up to four cars and provides pedestrian access to the front door, to the front access to the lean-to and vehicular access to the front of the garage. Both left and right boundaries are laid to hedging, there are herbaceous borders and the remainder is laid to lawn. REAR The lean-to continues down the side of the property and provides space for storage. The footpath from here continues into a footpath which runs across the width of rear of the property and leads to a stepped path which allows access to a decorative patio space at the rear of the garden. Between this and the rear of the property there is a planted area laid to bark chippings, there is a central garden pond surrounded by herbaceous borders and a winding pea gravel footpath leads from the back door to the aforementioned patio space. Adjacent to the right hand boundary of the garden there is a concealed fruit garden with raised beds and this space is planted with apple, pear and plum trees, whilst further to this there are rhubarb and raspberry plants. GENERAL INFORMATION TENURE Freehold. SERVICES We understand that all mains services are connected to the property. We have not carried out any form of testing of appliances, central heating or other services and prospective purchasers must satisfy themselves as to their condition and efficiency. FIXTURES AND FITTINGS Specifically excluded unless mentioned in these sales particulars. COUNCIL TAX Band D - Warwick District Council. REF SD/DMB/410/2 DIRECTIONS From the Agent's offices in Euston Place proceed in a northerly direction turning immediately right into Regent Grove and bearing left at the far end onto Clarendon Street. Pass through two sets of traffic lights onto Lillington Road turning right at the second roundabout onto Cubbington Road. Proceed for around half a mile. Then turning right into Parklands Avenue where the property will be found approximately 50m along on the left hand side. Post code for sat-nav CV32 7BH Wiglesworth & Co themselves and for the vendors or lessors of this property whose agents are, give notice that (i) the particulars are set out as general outline only for the guidance of intending purchasers or lessees and do not constitute part of an offer or contract: (ii) all descriptions, dimensions, references to condition and necessary permission for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them: (iii) no person in the employment of Wiglesworth & Co has any authority to make or give any representation or warranty whatever in relation to this property. "