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" A well presented modern home with living room, refitted kitchen, double bedroom & modern bathroom provided with partial electric heating and part double glazing, in convenient situation near amenities south of central Hereford.

LOCATION
Blackthorn Close is a cul-de-sac located off Westholme Road on an established part of the Belmont development to the south of central Hereford. In the locality there is a supermarket and a range of other everyday amenities together with city bus services. Hereford city centre is approximately 1miles distance and offers a fuller range of shopping, leisure and recreational facilities together with educational establishments and both bus and railway stations.

DESCRIPTION
28 Blackthorn Close is a one bedroom home which has been the subject of a recent schedule of refitting and upgrading works which have included the provision of a newly fitted kitchen and bathroom. With wood laminate and tiled floors on the ground floor the property has the benefit of being partially double glazed and partially electrically heated. The accommodation is well presented and in more detail comprises

ON THE GROUND FLOOR:

Reception Lobby
Approached through double glazed door and with window to front, wood laminate flooring, door to cloaks cupboard with hanging rail and opening to

The Living Room
3.66m

(12') x 3.66m

(12')
With window to front, stairway to first floor, steel light and power points, wall mounted stainless steel electric fire, wood laminate flooring and arched opening to


The Kitchen
1.7m

(5'7) x 2.67m

(8'9) (11'1 maximum)
With window to front, single drainer stainless steel sink unit with mixer tap, fitted wood effect fronted base cupboard and drawer units with roll edge working surface over tiled surrounds, matching eye level cupboards and ceramic tiled floor. Plumbing for automatic washing machine, recess for fridge and recess with point for electric cooker. Steel spot light fitting and steel light and power points.

ON THE FIRST FLOOR:

Landing
With smoke alarm, steel light and power point and doors to

The Double Bedroom
3.63m

(11'11) x 3.38m

(11'1) (plus door recess)
With double glazed window to front, removable electric panel heater and door to airing cupboard with insulated hot water cylinder. Steel light and power point and access hatch to loft space.

Bathroom
1.98m

(6'6) x 1.7m

(5'7)
With modern white suite comprising bath with mixer tap and electric shower and screen over, pedestal wash basin with mixer tap and low level w.c. Double glazed window, part tiled surrounds, electric ladder type panel heater, electric shaver and light point and electric wall mounted heater.

OUTSIDE:

Gardens
To the side of the property there is an open lawned area and a pathway leads to the PRIVATE GARDEN AREA (18'7 X 21'8) which is set within a timber fence and there is also a garden store. The area is provided for ease of maintenance and includes stone and paving slab areas. Beyond the garden fence there is also a pathway over which a neighbouring property has been given access to their rear garden area.

Car Parking Spaces
To the front of the property it is understood that there are two allocated brick paviour car parking spaces.

SERVICES
It is understood that mains electricity, 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 south over Greyfriars bridge and at the roundabout take the second exit into Belmont Road. Continue to the roundabout and take the first exit into Southolme Road turn right into Westholme Road and then take the right hand turn into Blackthorn Close where the subject property will denoted on the right hand side by the agents 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. "