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" 'In the sought after Three Elms district near amenities an Edwardian residence now extended. With gas central heating and in immaculate order it includes 2 principle reception rooms, a large L-shaped family kitchen, utility room, cloakroom together with 4 double bedrooms (1 en-suite) and bathroom.

40 Moor Park Road, Three Elms, Hereford, HR4 0RR

LOCATION
Moor Park Road lies between Kings Acre and Three Elms Road about 1miles West of central Hereford. The locality is sought for it's convenience to local amenities and Hereford as a whole offers a variety of shopping, leisure and recreational facilities together with educational establishments and both bus and railway stations.



DESCRIPTION
40 Moor Park Road is a detached residence of the Edwardian era which has the benefit of a double storey side extension and rear extension in which is situated a character family kitchen/breakfast room. Presented in excellent order throughout the accommodation has gas central heating, some double glazing and in more detail comprises:



ON THE GROUND FLOOR:

Entrance Porch
Extending across the garage with outside light and door with adjacent windows to:

Reception Hall
With stairway with wooden newel post and hand rail to the first floor, radiator with shelf over, oak strip flooring, telephone point and painted period doors with brass handles to the living room, dining room and kitchen/breakfast room. Wall mounted thermostat and door to UNDERSTAIR STORE CUPBOARD with fitted shelves.

The Dining Room
3.63m

(11'11) x 3.38m

(11'1) (13'7 into bay)
With double glazed bay window area to front with vertical blinds, radiator, period fire surround with marble inset and living flame coal effect gas fire and marble hearth. Picture rail and exposed wooden floor boards.

The Sitting Room
3.89m

(12'9) x 3.35m

(11'0) (13'10 into bay)
With double glazed bay window to side with vertical blind. Feature period fire surround with cast iron and tiled inset with living flame coal effect fire, tiled hearth and wood laminate flooring. Picture rail, feature wooden beam over bay recess and with television point and wall light points.

The L-Shaped Kitchen/Breakfast Room
6.43m

(21'1) x 5.49m

(18'0) (maximum)

Which in parts comprises:

Walk Through Preparation Area
With exposed ceiling beams, ceramic tiled floor, fitted limed oak tall storage cupboards with cabinets and drawer over, housing for microwave with plumbing for dishwasher below and space for pair of upright fridges. Exposed ceiling timbers and ceiling light with wide arch opening with massive timber over through to the:

Kitchen/Breakfast Room
5.49m

(18'0) x 3.63m

(11'11)
With part ceramic and part laminated flooring and including 1bowl sink unit with drainer and mixer tap and an extensive range of limed oak fronted base cupboard and drawer units with roll edged working surface over, mosaic effect tiled surrounds and matching eye level cabinets including display ends and glass fronted cabinet. Double electric oven with five ring gas hob over and stainless steel hood above, radiators and double glazed sliding patio doors opening to and overlooking the rear garden. Throughout this room there are exposed feature ceiling timbers and a massive upright timber. Glazed panelled door to:

Rear Lobby
With door to outside, integral door to garage and door to:

Cloakroom/Utility Room
1.47m

(4'10) x 2.16m

(7'1)
With window to rear, plumbing for washing machine with working surface over and eye level cabinets, low level wc, radiator, central heating and domestic hot water control clock and wall mounted gas fired boiler providing central heating and domestic hot water.

ON THE FIRST FLOOR:

The Spacious Landing
With sash window to front, radiator, wall light point, access hatch to loft space and feature beam over wide opening to inner landing with second access hatch to second loft space.

Bedroom 1
3.66m

(12'0) x 3.35m

(11'0)
With sash window to front, picture rail and radiator.

Bedroom 2
3.89m

(12'9) x 3.35m

(11'0)
With double glazed, sash style window to side, picture rail, radiator, over bed light points and AIRING CUPBOARD with hot water cylinder.

Bedroom 3
3.56m

(11'8) x 3.3m

(10'10)
A pair of sash windows to front, picture rail and radiator.

Bedroom 4
4.6m

(15'1) x 3.35m

(11'0) (including door recess and en-suite area)
With sash window to rear, picture rail and radiator. Bedside light points and door to:

En-Suite Shower Room
With tiled shower cubicle with electric shower unit, low level wc and pedestal wash basin. Window, light with shaver point, fitted mirror, part tiled walls and radiator.

Bathroom
2.54m

(8'4) x 2.29m

(7'6)
With white suite comprising panel bath, low level wc, bidet and vanity wash basin with cupboards below. Situated over the bath there is an electric shower unit, walls are part tiled and there is a radiator, vanity lights, shaver point, double glazed sash style window to rear and polished wooden floor boards.

OUTSIDE

Garage & Driveway
To the side of the property there is a useful driveway hardstanding area and to the front of the property there is a wide area of paving slabs which also provide access to the integral GARAGE/WORKSHOP (22'5 x 15'3) with up and over door to front with adjacent personnel door, windows, electric light and power points and door to inner lobby. (The garage has a head room of approximately 8'4 and has potential for conversion subject to Local Authority Consent

Garden
To the left hand side of the residence there is a wrought iron gateway which opens to a concrete pathway and leads to the rear sun terrace/patio area. The lawned gardens lie predominantly to the side of the residence and have deep well stocked shrub and herbaceous borders interspersed with mature ornamental trees. The front boundary is marked by a low brick wall and to the rear there is a GREENHOUSE, TIMBER GARDEN STORE and bin/composting area. There is also an outside light.

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. The property has the benefit of gas central heating. 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 West for the length of Whitecross Road and at the roundabout take the third exit into Three Elms Road. Continue to and turn left into Moor Park Road where number 40 will be identified on the left 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. "