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" * Spacious 3-storey semi-detached house
* Central location, close to City amenities
* 3 Receptions, 4-Bedrooms, 3 Bathrooms
* Garage, parking, walled gardens
* Family home with Annexe - EPC rating C

Details 55 EDGAR STREET, HEREFORD, HR4 9JP
This outstanding modern semi-detached house is situated between Edgar Street and Moorfield Street just a short walking distance from Hereford's main shopping centre. Set back in good sized mature gardens, the property provides accommodation ideal for the larger family and the ground floor accommodation could easily be used to provide a separate Self-Contained Annexe ideal for an elder family member or to provide a separate letting income. Hereford's main amenities are easily accessible including The Courtyard Theatre and City Centre with its attendant facilities.

Built in 1972, the house is constructed from an attractive facing brick under a tiled roof and has been substantially extended in recent years to provide exceptionally large accommodation extending in all to nearly 1400 square feet. The property has the benefit of gas fired central heating, PVC double glazed windows and is provided with quality fittings throughout. There are 3 Reception Rooms, including a splendid 16ft. Family Room/Diner with access onto a long decking balcony, Kitchen with split-level cooker and granite worktops, 4-Bedrooms, 3 Bathrooms with white coloured suites and Utility Room, carpets are provided to the principal rooms and in detail the property comprises:-

GROUND FLOOR

Recessed Porch with tiled floor.

Entrance Hall approached through glazed front door and having radiator, coved cornices, useful understairs storage cupboard, cloaks cupboard with shelf and hanging rail and strip boarded floor.

Bedroom 4 12' 2'' x 8' 7'' ( 3.71m x 2.6m) having radiator,
TV aerial point, carpet, coved cornices, tilt-and-turn double glazed window with an outlook to the front and door to En-Suite Bathroom having white coloured suite including panelled bath (h&c) with tiled surround and overhead mains shower fitment with screen, pedestal wash basin (h&c) with tiled splashback and low level WC, upright ladder radiator, extractor and floor covering.

Sitting Room

(presently used as a Bedsitting Room) 16' 1'' x 8' 10'' ( 4.9m x 2.7m) having coved cornices, double radiator, carpet, telephone extension point, TV Aerial point, tall window and double glazed double casement doors providing pleasant outlook onto rear garden, and having wide archway with through access to adjoining

Kitchen 10' 3'' x 8' 10'' ( 3.12m x 2.7m) having sink bowl with mixer tap (h&c) inset into full width worktop with cupboards, drawers and space with plumbing for washing machine below, part-tiled wall surround, radiator, coved cornices, solid oak flooring, four ring gas hob and double glazed door to side garden.

Side Porch

Bathroom with access directly from the Sitting Room and having white coloured suite including panelled bath with mixer tap (h&c), shower fitment and tiled surround, pedestal wash basin (h&c) and low level WC, fully tiled walls, extractor, upright ladder radiator, wall light/shaver socket and floor covering.

Utility Room 6' 2'' x 5' 10'' ( 1.88m x 1.8m) having single drainer sink top with mixer tap (h&c) inset into full width worktop with cupboard and space with plumbing for washing machine below, part-tiled wall surround, floor covering and direct access from the Entrance Hall and Kitchen.

NB. The side entrance to the Kitchen enables some of the ground floor rooms to be used as self-contained accommodation, ideal for either an elderly relative or separate letting.

The external access door to the kitchen allows a combination of the ground floor rooms to be used as a self-contained annexe.

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FIRST FLOOR
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Landing with carpet (also fitted to staircase).

Cloakroom having glass sink bowl with mixer tap (h&c), low level WC, part-tiled walls, floor covering, radiator and storage cupboard.

Impressive Large Lounge 17' 11'' x 15' 6'' ( 5.46m x 4.7m) having an outlook through double glazed windows to the front and side, two radiators, TV aerial point, carpet, two wall uplighters and telephone point.

Superb Family Room/Diner 16' 2'' x 8' 10'' ( 4.93m x 2.7m) having strip boarded floor, radiator, two Velux rooflights,
TV aerial point double glazed double casement doors providing access onto a lovely Raised Decking Balcony 16' 0'' x 6' 0''
( 4.88m x 1.8m) with surrounding balustrade and providing an excellent late afternoon sun trap.

From this room a wide archway provides through access to

Kitchen 10' 2'' x 8' 8'' ( 3.1m x 2.6m) recently refitted with a range of quality fitments with granite worktops including single drainer sink top with mixer tap (h&c) inset into full length worktop with integrated dishwasher and storage cupboards below, adjoining worktop with storage cupboards (one with corner shelf having pull-out shelving) and four drawers, five eye-level wall cupboards with lighting below, tall pull-out larder cupboard with metal shelving, split-level cooker including stainless steel five ring gas hob with overhead extractor canopy and integrated electric fan assisted double oven housed in fitment with storage cupboards above and below, part-tiled wall surrounds, ceiling downlighters and oak strip boarded floor.

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SECOND FLOOR
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Landing with carpet (also fitted to staircase), coved cornices, Airing Cupboard with lagged hot water cylinder, immersion heater, slatted shelving and electronic heating programmer control, trap to roof space with sliding ladder and useful part-boarded storage space with light.

Bedroom 1 14' 3'' x 8' 8'' ( 4.34m x 2.6m) having double glazed tilt-and-turn window providing pleasant front aspect across the City towards the Cathedral, double radiator, TV aerial point, carpet, coved cornices and built-in wardrobe with shelf and hanging rail.

Bedroom 2 11' 5'' x 8' 11'' ( 3.48m x 2.7m) having coved cornices, radiator, carpet, built-in wardrobe with shelf and hanging rail and a westerly aspect to the rear.

Bedroom 3 10' 11'' x 6' 6'' ( 3.33m x 2m) having radiator, carpet and tilt-and-turn double glazed window with front aspect.

Bathroom having half-tiled walls and white coloured suite including panelled bath with mixer tap (h&c) with overhead Mira mains shower fitment with screen, pedestal wash basin with mixer tap (h&c) and low level WC, upright ladder radiator and floor covering.

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OUTSIDE
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There is a pedestrian front entrance off Edgar Street. Vehicular access is at the rear off Moorfield Street with a wide tarmacadam driveway providing useful parking space and leading to the Detached Brick-Built Garage 19' 0'' x 10' 6''
( 5.79m x 3.2m) having up and over door, light, power, rear window and personal rear access door. At the side of the Garage, double wooden gates open onto the gravelled driveway providing vehicular access and additional secure parking, suitable for Caravan, Boat, etc.

Large Garden Shed. Outside meter cupboard.

The gardens are of easily manageable size and yet, as they are mature and well established, provide a pleasant and colourful backdrop, unusual in a property so conveniently situated close to the City Centre. The front garden is set behind a high brick wall and is laid to lawn with extensive flowerbeds and borders stocked with an array of shrubs and bushes including Ceanothus, Lilac, Flowering Cherry and Buddleia. There is access at the side of the house to the rear garden which has a paved patio and is mainly laid out for ease of maintenance with a coloured gravel surface and a number of ornamental plants and bushes including Clematis, Rose Bushes and Cupressus.

The recently constructed first floor balcony now provides a covered overhang to the main patio which is formed from Indian stone paving.

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GENERAL INFORMATION
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SERVICES
Mains water, electricity, drainage and gas are connected. The property has the benefit of gas fired central heating. Telephone (subject to transfer regulations).

OUTGOINGS
Council Tax is Band D payable for 2012/13 - ?1498.84. Water and drainage rates are payable.

TENURE AND POSSESSION
Freehold with vacant possession on completion.

PRICE ?284,500

DIRECTIONS
From Greyfriars Bridge in Hereford City Centre proceed north and on reaching the first roundabout take the first exist into Edgar Street, where the property will be found a short way along on the left-hand side. To park at the property continue along Edgar Street and take the next turning on the left into Canonmoor Street then take the next turning left into Moorfield Street and the driveway at the rear of the property will be found on the left-hand side after approximately 150 yards.

VIEWING
Strictly by appointment through the Agents, Flint & Cook, Hereford (01432) 355455.

MONEY LAUNDERING REGULATIONS
To comply with Money Laundering Regulations, prospective purchasers will be asked to produce identification documentation at the time of making an offer. We ask for your cooperation in order that there is no delay in agreeing the sale.

OPENING HOURS:
MONDAY - FRIDAY 9.00 am - 5.30 pm
SATURDAY 9.00 am - 2.00 pm

These particulars are prepared for the guidance only of prospective purchasers. They are intended to give a fair and overall description of the property and do not constitute the whole or any part of an offer or contract.
Any information contained herein (whether in text, plans or photographs) is given in good faith but should not be relied upon as being a statement or representation of fact.
Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services or facilities are in good working order.
Any movable contents, fixtures and fittings, (whether wired or not) referred to in these property particulars (including any shown in the photographs) are, unless the particulars say otherwise, excluded from the sale. In the event that the buyer proposes to purchase any movable contents or include them in any offer for the property, the buyer cannot in any respect imply any such inclusion from the property particulars.
Any areas, measurements or distances referred to herein are approximate only and may be subject to amendment.
It should not be assumed that the property has all necessary planning, building regulation or other consents and these matters must be verified by an intending purchaser.
The information in these particulars is given without responsibility on the part of the agents or their clients and neither the agents nor their employees have any authority to make or give any representations or warranties whatever in relation to this property.

GEF FC018333 September 2012 (1)
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