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" A semi detached period home of distinction located in the Kings Acre district to the west of the city. The superbly presented accommodation is extended, features GCH & DG & provides character accommodation with views over it own gardens.

Cloakroom, sitting room, living and dining area, kitchen, 3 bedrooms, bathroom, attic space.

DRAFT PARTICULARS ONLY

LOCATION
Kings Acre lies to the west of the city centre. To hand there are amenities and of note in this instance is the outlook enjoyed over the fields to the front and the private south facing garden. Along Kings Acre Road and Whitecross roundabout there are a range of amenities and Hereford as whole offers a variety of shopping, leisure and recreational facilities together with educational establishments.

DESCRIPTION
307 Kings Acre Road is one of a pair of individual homes constructed in the mid 20th Century. The property has been the subject of an extensive schedule of refitting and upgrading works which have resulted in the provision of a very comfortable residence, greatly enhanced through the addition of a single storey rear extension creating an exceptional open plan kitchen/dining and living area which overlooks the rear garden. The bathroom is refitted, decoration is of a high standard and in more detail the accommodation comprises:

ON THE GROUND FLOOR:

Side Entrance Porch
With brick arch over, feature chequered floor tiles, outside light and with front door with feature leaded and coloured glass light to:

Reception Hall
With picture rail, return stairway to first floor, parque woodblock flooring, radiator, under stair cupboard and with strip wooden doors with glazed panels to the living room and kitchen, stripped door to the integral garage and door to:

Cloakroom
With dual flush low level wc and wash basin with tiled courses over, double glazed window, parquet wood flooring and radiator.

Sitting Room
3.89m

(12'9) x 3.66m

(12')

With original curved ceiling, picture rail and deep double glazed picture window to front with adjacent windows and leaded windows overlook the front garden area with fields beyond. Radiator, wall light points and feature wooden fire surround with tiled inset and hearth and living flame coal effect gas fire. Television point. A pair of glazed panel sliding doors with strip wood surrounds then open to:

The large Open Plan Family Living/Dining and Kitchen Areas
Which in parts comprises:

Living and Dining Area
6.02m

(19'9) x 3.66m

(12')

With cupboard and draw units to alcoves with glass fronted cupboards and shelving over respectively, wall light points, radiator and extension area showing exposed ceiling timbers and Velux roof light. Double glazed windows with lead upper lights and a pair of double glazed casement doors open to and overlook the rear garden. Opening to:

Kitchen
4.39m

(14'5) x 2.54m

(8'4)

Superbly appointed and with 1stainless steel sink unit with drainer and mixed tap together with wood fronted base cupboards and draw units with wood edged working surface over, tiled surrounds and matching eye level cabinets with incorporated open fronted unit and tall storage cupboard. Built in dishwasher, base fridge and four ring gas hob with cooker hood over and stainless steel Neff oven with microwave above. Sunken ceiling lights and in the extension area there are exposed ceiling timbers and a Velux roof light together with a double glazed window to rear garden. Ceiling light fittings and radiator.

ON THE FIRST FLOOR:

Landing
Approached over a return stairway with double glazed window to side, access hatch to loft storage space, picture rail and then original doors, which have been stripped open to:

Bedroom 1
3.89m

(12'9) x 3.66m

(12')

With double glazed bow window to front which overlooks the garden and with fields beyond. Picture rail and radiator.

Bedroom 2
3.86m

(12'8) x 3.66m

(12')

With double glazed window overlooking the fine rear garden, picture rail and radiator.

Bedroom 3
2.57m

(8'5) x 2.44m

(8')

With double glazed window overlooking the front garden with fields beyond and with picture rail, ceiling spot light fitting and exposed wooden floor boards, radiator.

Bathroom
2.54m

(8'4) x 2.26m

(7'5)

Superbly appointed and with tiled walls and tiled floor, two double glazed windows, ladder type radiator, fitted mirror and with suite comprising bath with central mixer tap and shower over with screen, pedestal wash basin in contemporary style with mixer tap and low level dual flush wc.

ON THE SECOND FLOOR:

The Attic space
5.44m

(17'10) (measure to purlins) x 5.11m

(16'9)

With electric light and power point and two Velux roof lights from which a view is enjoyed over agricultural land in the distance. The attic space is approached over a folding wooden ladder.

OUTSIDE:

Driveway and Garage
The property has a driveway which leads to the INTEGRAL GARAGE (4.04m

(13'3) x 2.62m

(8'7) with up-and-over door, window to side and with electric light and power points. The washing machine is currently housed within the garage area.

Garden
At the front of the property is a lawned garden area with established border and outside light and tap. A wide side pathway leads to and through a pair of wrought iron gates, which open to the large rear garden. Immediately to the rear there is a paved patio area with a planted border beyond which there is area of lawn, again with feature borders and an opening in a trellis type fence leads to a further garden in which there are two garden stores. The rear garden enjoys a fine southerly aspect and is private.

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 west along Whitecross Road to the roundabout and take the second exit into Kings Acre Road. Continue along Kings Acre Road and No. 307 will be identified on the left hand side by the agent's '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.

8th May 2012
ID13854

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. "