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" In sought after district to the east of the city and near to a range of amenities an appealing individual home with pleasant rear gardens and offering extensive generously proportioned accommodation including breakfast kitchen, three reception rooms and four bedrooms (with wardrobes), one en suite.

LOCATION
Tupsley is a sought after residential locality located to the north east of central Hereford. The locality is served by a range of amenities including schools and higher educational establishments, churches, public houses and neighbourhood shops with the city as a whole offering a variety of shopping, leisure and recreational facilities together with bus and railway stations.

DESCRIPTION
157 Ledbury Road was constructed to a high standard by a local builder of repute and has feature decorative brick elevations and overall is a very well proportioned detached family residence. Throughout the property there is a theme of exposed joinery to architraves and skirting boards, doors are of a panel style, the property is centrally heated, windows are double glazed and in more detail the accommodation comprises

ON THE GROUND FLOOR:

Entrance Porch
With front door with glazed vertical panels and adjacent panels to

Reception Hall
With stairway to first floor, coved ceiling, smoke alarm, wall mounted thermostat, wood laminate flooring and with panel style doors to the sitting room, dining room, kitchen, study, cloakroom and CLOAKS CUPBOARD with hat and coat hooks.

Cloakroom
With low level wc and corner wash basin, radiator, coved ceiling and extractor unit.

Sitting Room
4.17m

(13'8) x 6.6m

(21'8) (24' 2 into bay)
With double glazed bay window to the front and double glazed French windows opening to and overlooking the rear garden, coved ceiling, wall light points, television point, radiator and timber fire surround with tiled inset and living flame coal effect gas fire. A pair of panel doors then open to the

Dining Room
3.78m

(12'5) x 2.87m

(9'5) (plus recess)
With double glazed French windows opening to and overlooking the rear garden, coved ceiling, radiator and with door to reception hall.

Study
3.56m

(11'8) x 2.44m

(8')
With access to loft storage space, coved ceiling, double glazed window and radiator. Panel style door to garage.

Kitchen/Breakfast Room
4.04m

(13'3) x 3.23m

(10'7)
With double glazed window overlooking the rear garden and fitted with 1bowl sink unit with drainer and mixer tap and extensive range of fitted base cupboard and drawer units with wood edged working surface over, tiled surrounds and matching eye level cabinets including a glass fronted unit and open display shelving. Built in double electric oven with gas hob over and cooker hood above. Coved ceiling, sunken ceiling lights, recess with plumbing for dishwasher, built-in fridge and fitted breakfast bar/breakfast table. Radiator. Panel style door to

Utility Room
2.87m

(9'5) x 1.98m

(6'6)
With door with glazed upper panels to outside, radiator, coved ceiling and fitted with single drainer stainless steel sink unit with adjacent working surface and plumbing for washing machine and space for further appliance. Wall mounted gas fired boiler providing central heating and domestic hot water together with central heating and domestic hot water control clock.

ON THE FIRST FLOOR:

Spacious Landing
4.55m

(14'11) x 1.93m

(6'4) (including stairwell)
Approached over stairway with wooden banister and handrail and with access hatch to loft space, coved ceiling, radiator and double glazed window to front. Panel style doors to bedrooms, family bathroom and AIRING CUPBOARD with hot water cylinder and slatted shelves.

Bedroom 1
4.09m

(13'5) x 3.81m

(12'6)
With double glazed window overlooking the rear garden with coved ceiling, radiator and sunken ceiling lights together with range of built in units including two double wardrobe cupboards with central dressing area with high level cabinets over. Door to

En Suite Shower Room
2.39m

(7'10) x 1.42m

(4'8)
With white suite comprising shower cubicle with tiled surround and electric shower unit, low level wc and pedestal wash basin. Extractor unit, coved ceiling, double glazed window and radiator.

Bedroom 2
3.89m

(12'9) x 3m

(9'10) (plus door recess)
With double glazed window overlooking the rear garden and fitted double and single wardrobe cupboard with cabinets over. Coved ceiling and radiator.

Bedroom 3
3.53m

(11'7) x 2.67m

(8'9)
With double glazed window to front, radiator, coved ceiling and two sets of double recessed wardrobe cupboards with cabinets over.

Bedroom 4
2.16m

(7'1) x 3.15m

(10'4) (12' 1 maximum)
With double glazed window to front, coved ceiling, radiator and double wardrobe cupboard with cabinets over.

Family Bathroom
2.69m

(8'10) x 2.18m

(7'2) (maximum)
With white suite comprising bath with electric shower over, pedestal wash basin and low level wc, coved ceiling, extractor unit, part tiled surrounds, mirror with vanity light and shaver point over and radiator.


OUTSIDE:

Driveway and Garaging
The property has the benefit of a tarmacadum driveway which runs to a car parking space and the INTEGRAL GARAGE (17' x 9' 6) with up and over door, window to side, electric light and power point.

Gardens
At the front of the property there is a lawned garden area and the rear which can be approached from the left hand side of the residence, along a stoned and paved pathway provides access to the wide patio area formed in paving slabs. There is a low brick wall with step up to a level lawn garden area with central island and there are numerous established trees and shrubs. Borders are extensively marked by close board fencing and there is also a useful garden store. The property also has the benefit of outside lighting, power point and water tap.

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.

ENERGY PERFORMANCE CERTIFICATE
An Energy Performance Certificate has been ordered in respect of this property. More information is available on request.

DIRECTIONAL NOTE
From central Hereford proceed east for the length of St Owen Street, follow through into Ledbury Road and No. 157 will be identified on the left hand side just before Tupsley Cross.





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. "