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" Situated in the highly sought St. James district overlooking a park area to the front and just to the east of central Hereford, an inner terrace period home which has the benefit of gas central heating. Large open-plan living room, kitchen, three bedrooms and bathroom, cellar and rear garden area

DRAFT PARTICULARS ONLY

LOCATION
Mill Street is central and sought after and is located on the periphery of the St. James district immediately to the east of the city centre, between the central shopping area and Victoria Bridge, which crosses the River Wye. To the front the property overlooks an area of park which lies on the edge of Castle Green, the duck pond is nearby, as are the range of amenities offered by Hereford city centre.

DESCRIPTION
29 Mill Street comprises an inner terrace period home with ground floor open-plan living room and kitchen, with three bedrooms and bathroom over. The property also has a cellar and good sized rear garden. Requiring some upgrading, the accommodation in more detail comprises:

ON THE GROUND FLOOR:

Entrance Lobby
Approached via front door and with glazed panel door to:

Open-plan Living/Dining Room
8.66m

(28'5) x 3.81m

(12'6)
With window overlooking Mill Street to the front and with real flame coal-effect gas fire, window to rear, central stairway to the first floor, radiator, telephone point, coved ceiling and hatch to stairway to lower ground floor. Glazed panel door to:

Kitchen
4.29m

(14'1) x 2.24m

(7'4)
With window and glazed panel door to side, single drainer stainless sink unit with mixer tap, fitted base cupboard and drawer units with working surface over, tiled surrounds and matching eye level cabinets. Further fitted working surface providing breakfast bar area and space for utilities, fitted shelving, radiator and tiled floor. Opening to:

Lobby
With radiator and a continuation of the tiled floor and door to:

Cloakroom
With low level WC and washbasin. Window and tiled floor.

ON THE FIRST FLOOR:

Landing
With radiator, access hatch to loft space and having doors to:

Bedroom 1
3.99m

(13'1) x 3.4m

(11'2)
With double-glazed window overlooking tree-lined Mill Street to the front, radiator and with wardrobe cupboard provided along one wall with hanging rails and storage cabinets over.

Bedroom 2
2.46m

(8'1) x 2.26m

(7'5)
With window overlooking the rear garden, radiator and ceiling purlin.

Bedroom 3
2.74m

(9'0) x 2.46m

(8'1)
With window to rear, radiator and wardrobe cupboard with hanging rail and cabinets over.

Bathroom
3.15m

(10'4) x 1.75m

(5'9)
With suite comprising bath with tiled surround and shower over, shower mixer tap attachment, pedestal washbasin with tiled courses over and low level WC. Extractor unit and double louvre doors to AIRING CUPBOARD with hot water cylinder having slatted shelves over.

ON THE LOWER GROUND FLOOR:

Cellar
4.01m

(13'2) x 3.58m

(11'9) (6' height to joists)
With electric light point.

OUTSIDE:

Gardens
To the front of the property there is a cultivated flower border.

The rear garden, which may be approached through a shared passageway, comprises a patio area and an expanse of lawn with borders and a mature eucalyptus. There is also a lean-to garden store (8'8" x 10'0") with corrugated Perspex roof over, timber elevations and with plumbing for washing machine. There is also an outside light and 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 along St. Owen Street and turn right into Cantilupe Street, follow through into Mill Street and the property will be identified on the left hand side by the Agent's '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. "