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" Located in a sought after residential district an extensively refitted and upgraded four bedroom semi detached home which is both centrally heated and double glazed. The property has the benefit of a large south facing private garden.

Reception hall, open plan living/dining room, kitchen/breakfast room, landing, four bedrooms & bathroom.

LOCATION
Seaton Avenue is a residential close located off Ledbury Road about two miles north east of the centre of Hereford. The locality is served by a wide range of amenities in Hereford which as a whole offers a wide range of shopping, leisure and recreational facilities together with both bus and railway stations.

DESCRIPTION
40 Seaton Avenue is an established semi detached home with two storey extension. The property has been the subject of a recent and extensive schedule of refitting and upgrading works which have resulted in the provision of a most comfortable home, the property has been extensively replastered and rewired. The kitchen is newly installed as is the bathroom and throughout much of the property there is wood laminate flooring. The contemporary feel to the kitchen/breakfast room and open plan living room is of particular note and the property is also double glazed and centrally heated. The rear garden enjoys a southerly aspect and refurbishment upgrading works have also included the upgrading of the roof space to provide a useful storage facility approached off a folding ladder off the first floor landing.

In more detail the accommodation comprises:

ON THE GROUND FLOOR:

Reception Hall
Approached via double glazed front door with arched double glazed lights over. Mat well, double glazed window to side, smoke alarm, stairway to first floor, radiator, feature wood laminate flooring, under stair storage cupboard, thermostat and with door to kitchen/breakfast room, glazed brick panels to the living room and panel style door to

Open Plan Living/Dining Room
6.22m

(20'5) x 3.61m

(11'10) narrowing to 10'9
With double glazed bay window to front, double glazed French door with adjacent windows opening to and overlooking the rear garden, two radiators, two feature fire recesses, television point and feature high quality wood laminate flooring. Dimmer light switches.

Kitchen/Breakfast Room
4.65m

(15'3) x 3.66m

(12'0) (narrowing to 8'5)
With double glazed windows and casement door to rear, double glazed door to front and extensively fitted with solid wood fronted base cupboard and drawer units with roll edge working surface over, tiled surrounds and matching eye level cabinets including display end. Fitted single drainer stainless steel sink unit with mixer tap, built in electric oven with ceramic hob over and stainless steel hood above together with built in washing machine, tumble drier, dishwasher, fridge and freezer. Feature ceramic tiled floor, radiator, sunken ceiling lights, under stair storage cupboard and radiator.

ON THE FIRST FLOOR:

Landing
With access hatch with ladder to loft space and panel style doors to

Bedroom 1
4.11m

(13'6) x 3.25m

(10'8)
With double glazed bay window to front, radiator and wood laminate flooring.

Bedroom 2
3.61m

(11'10) x 3.28m

(10'9)
With double glazed window overlooking the rear garden, radiator and wood laminate flooring.

Bedroom 3
2.36m

(7'9) x 2.34m

(7'8)
With double glazed window to front, radiator and wood laminate flooring.

Bedroom 4
3.58m

(11'9) x 1.98m

(6'6)
With double glazed windows to the front and rear, radiator and wood laminate flooring.

Bathroom
2.31m

(7'7) x 2.24m

(7'4)
With tiled walls and white suite comprising bath with central mixer tap and stainless steel shower with screen over, pedestal wash basin with mixer tap and low level WC with dual flush. Double glazed window, sunken ceiling lights, extractor unit, ladder style radiator and ceramic tiled floor.

ON THE SECOND FLOOR

Attic Space
3.86m

(12'8) x 3.66m

(12'0) (to purlins)
Approached via ladder from the first floor landing with double glazed velux roof light, wall mounted gas fired Worcester boiler providing central heating and domestic hot water. The floor is boarded and the underside of the roof is plasterboarded and plastered. From the velux roof light a panoramic view is enjoyed.

OUTSIDE:

Garden
To the front of the property there is a driveway adjacent to which there is a lawned garden area with ornamental tree.
At the rear of the property there is a deep paved patio area and garden store beyond which there is a lawned garden area. The rear garden is a particular feature of this property and is extensively enclosed by a mix of close board and panel board fencing. There are also mature shrubs including numerous palms. The rear garden enjoys a southerly aspect.


SERVICES
It is understood that mains electricity, gas, water and drainage services are connected to the property. Confirmation in respect of mains service supplies should be obtained by the prospective purchaser. None of the electrical goods or other fittings has been tested and they are sold without warranty or undertaking that they are installed to current standards.


DIRECTIONAL NOTE
From the centre of Hereford proceed east along Ledbury Road pass over the roundabout by the Rose and Crown public house and at the traffic lights take the turning on the left into Mount Crescent. Turn right into Seaton Avenue and number 40 will be identified on the right hand side by the agents for sale board.

Watkins & Thomas LLP registered in Cardiff, No: OC301123. These particulars are used on the strict understanding that all negotiations are conducted through WATKINS & THOMAS LLP. MISREPRESENTATION ACT - 1967 WATKINS & THOMAS LLP, for itself and for the Vendors of this property whose agent it is give notice that: 1. These particulars do not constitute, nor constitute any part of an offer or contract. 2. All statements contained in these particulars as to this property are made without responsibility on the part of WATKINS & THOMAS LLP or the Vendor. 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 5. The Vendor does not make or give, and neither WATKINS & THOMAS LLP nor any person in its employment has authority to make or give any representation or warranty whatever in relation to this property.


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. "