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" Situated in quiet side road in sought-after location, a really spacious extended 3-bedroom semi-detached Family House with 3 reception rooms, large utility store room, garage and good-size gardens.

DETAILS 14 BACKBURY ROAD, HEREFORD, HR1 1SD
This excellent semi-detached house is situated in a quiet side road in mature residential surroundings in the sought after Tupsley district, about 1 mile northeast of the City centre. The house is set well back in good-size gardens, and has easy access to local amenities including shops and stores, bus service and schools.

Built of brick under a tiled roof, the house has been substantially extended in recent years and now provides spacious and above-average-size accommodation ideal for family occupation. There are 3 reception rooms including lounge, dining room and splendid 18ft family/playroom. There is a large utility/storeroom and separate WC.

The property has the benefit of replacement double-glazed windows, gas-fired central heating and fitted carpets to the principal rooms. In detail the well maintained accommodation comprises: -

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GROUND FLOOR
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Recessed Porch

Entrance Hall approached through glazed front door and having coved cornices, double radiator, room thermostat, useful understairs storage cupboard with light, small cupboard and wood-effect flooring.

Lounge 14' 3'' into wide double-glazed window bay x 12' 5'' ( 4.34m x 3.8m)having fireplace recess with brick surround, raised hearth and fitted wood-burning stove, double radiator, TV aerial point, coved cornices and carpet.

Dining Room 11' 10'' x 11' 2'' ( 3.61m x 3.4m) with recessed fireplace (flue sealed) with display mantel, coved cornices, double radiator, wood-effect flooring and an archway providing through access to

Splendid Large Family/Playroom 18' 6'' x 8' 0'' ( 5.64m x 2.4m) with double radiator, wood-effect flooring and an outlook through 2 windows and picture window with sliding patio doors to rear garden.

Kitchen 8' 3'' x 7' 4'' ( 2.51m x 2.2m) having 1? bowl single drainer sinktop with mixer tap (h&c) inset into worktop with cupboards and drawers below, additional worktop with cupboards, drawers and corner shelving fitment below, 2 eye-level double wall cupboards, gas cooker point and wood-effect flooring.

Large Utility/Workshop/Storeroom 14' 4'' x 16' 4'' ( 4.37m x 5m) having plumbing for washing machine, power points, range of worktops with storage cupboards below, and access doors to the Garage and rear Garden.

Side Passageway with light and door to front garden.

Separate WC with low level suite.

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FIRST FLOOR
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Landing having trap with sliding loftladder to roof storage space with light, and carpet (also fitted to staircase).

Bedroom 1 14' 2'' into wide double-glazed window bay x 11' 3'' ( 4.32m x 3.4m) having coved cornices, double radiator, storage recess with hanging rails, and carpet.

Bedroom 2 12' 0'' x 11' 5'' ( 3.66m x 3.5m) with radiator, wood-effect flooring, fitted cupboard with shelving, and a pleasant outlook to the rear.

Bedroom 3 9' 2'' x 7' 6'' ( 2.79m x 2.3m) with radiator, coved cornices and wood-effect flooring.

Bathroom having white suite including panelled bath (h&c) with tiled surround and overhead Triton electric shower fitment, pedestal wash basin (h&c) and WC, half-tiled walls, upright ladder radiator, wood-effect flooring and Worcester wall mounted gas-fired combination boiler providing central heating and instant hot water.

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OUTSIDE
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There is a long concrete driveway approach providing extensive car parking space and leading to the Attached Brick-Built Garage 14' 9'' x 10' 10'' ( 4.5m x 3.3m) with up-and-over door, striplight, power, fitted workbench with storage below, and personal rear access door. External lighting. Garden tap.

The front garden is set behind a low brick wall and is mainly laid to lawn with adjoining flowerbeds stocked with a variety of shrubs and bushes including hydrangea, shaped cupressus, hebe and potentilla.
The rear garden is of really good size, is fully enclosed and provides considerable privacy. There is a raised, paved terrace enclosed within trellis fencing, which provides an excellent late afternoon suntrap. The rear garden is laid mainly to lawn and includes flowerbeds and borders which include a variety of ornamental shrubs and bushes, and small productive vegetable plots and beds.

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GENERAL INFORMATION
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SERVICES
Mains water, electricity, drainage and gas are connected. Telephone (subject to transfer regulations). The property has the benefit of gas-fired central heating.

OUTGOINGS
Council Tax is Band C. Water and drainage rates are payable.

TENURE AND POSSESSION
Freehold with vacant possession on completion.

PRICE ?215,000

DIRECTIONS
Proceed from Hereford city centre along St Owen Street and after passing the Fire Station, bear left into Ledbury Road. Pass over the Bodenham/
Hafod Road roundabout and at the major traffic lights turn right into Church Road. Backbury Road is then the 1st turning on the right-hand side.

VIEWING
Strictly by appointment through the Agents, Flint & Cook, Hereford (01432) 355455.

HOME INFORMATION PACK
A Home Information Pack is available for this property.

MONEY LAUNDERING REGULATIONS
To comply with Money Laundering Regulations, prospective purchasers will be asked to produce identification documentation at the time of making an offer. We ask for your cooperation in order that there is no delay in agreeing the sale.

SURVEY AND VALUATION DEPARTMENT
Mortgage Valuations, RICS Home Buyers' Reports and Building Surveys all undertaken by a qualified
Surveyor. For further details please contact Mr G Flint FRICS on (01432) 355455.

RESIDENTIAL LETTINGS & PROPERTY MANAGEMENT
We also operate a first-class Residential Lettings and Property Management Service, and are always actively looking for new landlords. For further details please contact Jackie Eversham (01432) 355455.

OPENING HOURS:
MONDAY - FRIDAY 9.00 am - 5.30 pm
SATURDAY 9.00 am - 2.00 pm

These particulars are prepared for the guidance only of prospective purchasers. They are intended to give a fair and overall description of the property and do not constitute the whole or any part of an offer or contract.
Any information contained herein (whether in text, plans or photographs) is given in good faith but should not be relied upon as being a statement or representation of fact.
Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services or facilities are in good working order.
Any movable contents, fixtures and fittings, (whether wired or not) referred to in these property particulars (including any shown in the photographs) are, unless the particulars say otherwise, excluded from the sale. In the event that the buyer proposes to purchase any movable contents or include them in any offer for the property, the buyer cannot in any respect imply any such inclusion from the property particulars.
Any areas, measurements or distances referred to herein are approximate only and may be subject to amendment.
It should not be assumed that the property has all necessary planning, building regulation or other consents and these matters must be verified by an intending purchaser.
The information in these particulars is given without responsibility on the part of the agents or their clients and neither the agents nor their employees have any authority to make or give any representations or warranties whatever in relation to this property.

GEF FC016508 May 2010 (1) "