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" 'In the sought after Tupsley district an established semi detached family home with two reception rooms, kitchen, conservatory area, three bedrooms, bathroom & separate wc together with garage & delightfully maintained good sized garden area'

LOCATION
Backbury Road is located between Dormington Drive and Church Road in the Tupsley district. The locality is served by a range of amenities including popular schools and Hereford offers a variety of shopping, leisure and recreational facilities, higher educational establishments are available in nearby Folly Lane and the city also has a bus and railway station.

DESCRIPTION
Mornington is a mature semi detached home which has the benefit of a gas fired central heating system and the well proportioned accommodation which is largely double glazed. There is a driveway to a good sized garage and a particular attribute of the property is the level rear garden area.

ON THE GROUND FLOOR:

Entrance Porch
With door with glazed upper panels to:

Reception Hall
With stairway off to the first floor, double glazed window to the side, coved ceiling, radiator, door to corner cloaks cupboard, wall mounted thermostat, smoke alarm, wall light point, low level understair store cupboard, further understair cupboard with double glazed window and opening to the kitchen and glazed panel doors to the dining room and:

The Sitting Room
4.29m

(14'1) x 3.76m

(12'4)
With double glazed window to front with wooden sill, feature alcoves with fitted shelves, coved ceiling and radiator.

The Dining Room
3.63m

(11'11) x 3.38m

(11'1)
With feature fire surround, recessed book shelving, radiator, coved ceiling and sliding double glazed patio door to:

Conservatory/Breakfast Room
5.87m

(19'3) x 2.18m

(7'2)
With double glazed upper elevations, radiator, part coved ceiling, saloon style doorway, corner shoe cupboard and with double glazed door to covered side passageway and double glazed door to:

The Kitchen
2.49m

(8'2) x 2.26m

(7'5)
With 1bowl sink unit with drainer and fitted base cupboard and drawer units with roll edged working surface over, tiled walls and fitted eye level cabinets. Ceramic tiled floor. Recess for electric cooker, recess with plumbing for washing machine and recess for fridge.

ON THE FIRST FLOOR:

Landing
Approached over stairway with double glazed window to side, access hatch to loft space and doors to:

Bedroom 1
3.43m

(11'3) x 4.57m

(15'0) (measured into bay)
With double glazed bay window area to front, coved ceiling, radiator and fitted wardrobe cupboard with hanging rail and storage shelving.

Bedroom 2
3.66m

(12'0) x 3.43m

(11'3)
With double glazed window overlooking the rear garden, radiator and two sets of double storage cupboards and BOILER CUPBOARD with wall mounted gas fired combination boiler providing central heating and domestic hot water.

Bedroom 3
2.77m

(9'1) x 2.21m

(7'3)
With double glazed window to front, coved ceiling and radiator.

Shower Room
With tiled walls, coved ceiling, double glazed window, radiator and suite comprising walk-in shower cubicle with wall mounted electric shower and pedestal wash basin.

Separate Wc
With low level wc and part tiled walls.

OUTSIDE:

Garage
The property has the benefit of a concrete driveway which runs to the GARAGE (19'3 x 9'4) with electric light and power points, up and over door to front and window to side.

Garden
The driveway is flanked to the left by a deep well stocked border and at the front of the property there is a patio area again with a deep well stocked shrub and herbaceous border. The front boundary is marked by a low privet hedge and between the garage and the house there is a wrought iron gateway which opens to a covered passageway which has a tiled floor and runs to the rear shaped sun terrace/patio area. Beyond there is an expanse of lawn with superb well stocked planted borders. To the left of the lawn there is a stone garden area and also within the garden there is a WORKSHOP/STORE (9'1 x 9'7) at the rear of the garage with electric light and power points. To the far end of the garden there is a GARDEN STORE and a 15'10 long GREENHOUSE.

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 prepared in respect of this property and the results are shown in the adjacent charts. 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, pass over the roundabout by the Rose & Crown Public House and at the traffic lights turn right into Church Road. Take the first right hand turn into Backbury Road and number 12 will be identified on the right hand side.





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. "