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" In a residential cul-de-sac off Hinton and near amenities including playing fields, an established superbly presented semi-detached home with an extended kitchen, gas central heating and double-glazing. Garage and south-facing good sized garden.

Sitting room, dining rom, kitchen/breakfast room, 3 bedrooms, bathroom.

DRAFT PARTICULARS ONLY

LOCATION
Arran Avenue is located just of Hinton Road in the Putson district, conveniently to the south of central Hereford. In the locality there are a range of amenities with the benefit of playing fields and riverside walks available close by. Hereford offers a range of leisure and recreational facilities together with educational establishments and both bus and railway stations.

DESCRIPTION
3 Arran avenue is a semi-detached home which has been the subject of a schedule of refitting and upgrading works over the years, which has resulted in the provision of a most comfortable family home. The kitchen has been enlarged, a gas-fired central heating system is installed, windows are replaced with double-glazed units and presented in excellent order throughout the accommodation in more detail comprises:

ON THE GROUND FLOOR:

Reception Hall
Approached via door with glazed upper panels and with feature leaded and coloured glass lights to the side. Stairway with wooden banister and handrail to the first floor, picture rail, radiator with cover, natural wood finish skirting board, wood laminate flooring and with doors to the sitting room, dining room, kitchen/breakfast room and understair cupboard with hanging raill and fitted shelves and second understair cupboard. Wall mounted central heating and domestic hot water control clock.

Sitting Room
4.14m

(13'7) x 3.66m

(12')

With double glazed bay window overlooking the front garden with natural wood sill, coving, picture rail, radiator with cover and built in base storage cupboard. Wooden fire surround with marble inset and hearth and living flame coal effect gas fire. Television point.

Dining Room
3.56m

(11'8) x 3.28m

(10'9)

With double glazed sliding patio door opening to and overlooking the rear garden, coved ceiling, dimmer light switch, feature woodblock flooring and period cast iron fire surround. Two sets of built in base cupboards.

Kitchen/Breakfast Room
4.04m

(13'3) x 2.51m

(8'3)

With double glazed windows overlooking the rear garden, door to side, two sets of ceiling spotlight fittings and fitted base cupboard and drawer units with roll edge working surface over, tiled courses above and matching eye level cabinets. Built in double eye level electric oven, recess for utilities, plumbing for washing machine and dishwasher, breakfast bar area and built in four ring gas hob with cooker hood over. Stainless steel 1bowl sink unit with drainer and mixer tap. Ceramic tile floor.

ON THE FIRST FLOOR:

Landing
With obscured glass double glazed window to side with natural wood sill, picture rail and doors to:

Bedroom 1
4.14m

(13'7) x 3.28m

(10'9)

With double glazed window to the front, coved ceiling, radiator, vanity light point and built in wardrobe cupboards with hanging rail and storage shelving.

Bedroom 2
3.61m

(11'10) x 3.15m

(10'4)

With double glazed window overlooking the rear garden with natural wood sill and with radiator and built in double and single wardrobe cupboards with hanging rails and storage shelving.

Bedroom 3
2.08m

(6'10) x 2.06m

(6'9)

With double glazed window to the front, picture rail and radiator.

Bathroom
2.44m

(8') x 2.16m

(7'1)

With double glazed windows to two aspects and fitted white suite comprising bath with shower over, pedestal wash basin and low level wc. Part tiled walls, electric light and shaver point, radiator and boiler cupboard with wall mounted gas fired combination boiler providing central heating and domestic hot water.

OUTSIDE:

Driveway and Garage
A concrete driveway provides access to the ATTACHED GARAGE (15'7 x 9'8) with up and over door to front, electric light and power point and with personal door to rear.

Garden
To the front of the property there is a lawned garden area with planted corner and border.

At the rear of the property there is a concrete patio area and a pathway runs off and each side is bordered by a lawn. Within the garden there are established trees and shrubs including firs and a magnolia together with mexican orange and towards the lower end of the garden there is a further lawn and garden store, a rhubarb bed and nut tree. The rear gardens are mature well maintained and enjoy a splendid southerly aspect. There is a also a pergola seating area.

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.

VIEWING
Strictly by appointment through the agents, telephone Hereford (01432) 272280.

DIRECTIONAL NOTE
From central Hereford proceed initially south over Greyfriars bridge and at the round-about take the first exit into Ross Road and then turn left into Hinton Road. Continue along Hinton road, pass the playing fields on the left and then take the right hand turn into Arran Avenue where no.3 will be identified on the left hand side by the agents for sale board.

FOR FURTHER INFORMATION
PLEASE CONTACT David A. Watkins FRICS or Steven J. Thomas BSc (Est Man) FNAEA on Hereford (01432) 272280. For a selection of other properties currently available, please visit www.watkinsandthomas.co.uk , www.teamprop.co.uk , www.rightmove.co.uk or www.globrix.com.

30th May 2012
ID14391

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. "