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" Exceptional, very spacious (over 1,750 sq.ft) FOUR / FIVE Bedroom extended VICTORIAN Three Storey Semi"offering flexibly arranged accommodation with scope for Annexe, Home Office/Business use and having THREE Reception Rooms, Large Breakfast Kitchen (with AGA), gas C.H. & double glazing.

GROUND FLOOR: *Recep Hall *Living Room *Study/Music Room *Breakfast/Dining Kitchen *Breakfast Dining Area *Lobby Area *Sitting Room/Playroom *Downstairs Shower Room & Utilty FIRST FLOOR: *Studio/Office or Bed 5 * Landing *BedTwo *Bed Four *Family Bathroom SECOND FLOOR: *Landing *Bed One *Dressing Room * Bed Three.

The house is well placed for Ledbury's excellent range of "Traditional" shops and Supermarkets plus recreational facilities/amenities to include: Theatre, Library & Swimming Baths with "Fitness Suite/Gym". Additionally, for those who need to commute the town has a Main Line Railway Station and the Motorway Network can be accessed at Junction 2 (M50) approximately 5 miles distant at Redmarley.

Rare opportunity to acquire an extremely well proportioned, renovated and extended FOUR / FIVE BEDROOM SEMI-DETACHED TOWN HOUSE, which offers flexibly arranged accommodation which could provide an "Annexe" or a Home Office (or possibly a Business Use subject to "Change of Use" or any other Local Authority Consents). "West View" offers superb quality accommodation and provides an excellent family home with character, worthy of your early viewing.

Our vendors have carried out numerous improvements to the property over recent years, yet "West View" still offers further scope for the successful purchaser. It provides tremendous sized, spacious family accommodation, exceptionally well placed for Ledbury's amenities & offers FOUR double Bedrooms to the original house plus an additional Fifth Bedroom to the extension and a Nursery/Dressing Room or Study off the Main Bedroom.

The house is well placed for Ledbury's excellent range of "Traditional" shops and Supermarkets plus recreational facilities/amenities to include: Theatre, Library & Swimming Baths with "Fitness Suite/Gym". Additionally, for those who need to commute the town has a Main Line Railway Station and the Motorway Network can be accessed at Junction 2 (M50) approximately 5 miles distant at Redmarley. We strongly recommend your viewing of this spacious home which offers much to commend to the discerning purchaser.

THE PROPERTY COMPRISES AS FOLLOWS
(all dimensions stated are approximate)

Entrance via a Period Canopy Porch with a panelled & part "Leaded & Etched Glass" multi-point locking front door (with "Glazed Top light" over) leading to:

Reception Hall 9'2" x 5'6" with 'Oak' boarded floor, 'Pine' Balustraded Staircase to Upper Floors, door to Understairs Cupboard, smoke detector, ceiling light point & stripped 'Pine' period panel doors to Study/Music Room and to the:

Living Room 14'0" x 12'0" with side aspect UPVC double glazed window & having chimney breast with Pine fireplace suuround plus a deep fireplace recess with fitted "Woodburner" (Solid Fuel Stove). Fitted Cupboard & shelves to the right hand chimney breast recess, 'Oak' floorboards, dado rail, "Pine" natural finish 'Torus' skirting boards, radiator, power points, T.V. connection point, ceiling light point plus a door to the Magnificent Breakfast/Dining Kitchen.

Study/Music Room 12'0" x 9'0" with front and side aspect UPVC double glazed windows plus chimney breast with period cast iron fireplace having grate for open fire. Natural finish "Pine" skirting boards, radiator, power points and finally a ceiling light point.



Magnificant Breakfast/Dining Kitchen 23'9" x 8'9" overall with side aspect UPVC double glazed window & UPVC multi-point locking "French Doors" to the Rear Garden. This superb room has been extended and fitted out as follows: "Italian Slate" tiled floor, fitted range of quality 'IKEA' freestanding "Beech" units with stainless steel detailing and having "Beech-Block" worktop areas over with the units comprising: base & wall units plus complementary "Beech" shelving, fitted "Bespoke Antique Pine" sink unit with inset "Belfast Sink" with mixer tap over and Beech block draining board. Oven housing unit with fitted 'Whirlpool' electric Oven with 'Baumatic" ceramic Hob over (inset to the worktop). Tiled splash backs to important wall areas and the Kitchen area also offers a superb Green 'AGA' (gas fired), space for a dishwasher, space for a Fridge/Freezer and opens to the:-
Breakfast/Dining Area 13'9" x 8'9"max. with a feature "Vaulted Ceiling" having sixteen inset halogen spotlights and an exposed timber/beam. Feature circular window to the gable/end wall. Room as a whole is completed by: further downlighters to the Kitchen Area, numerous power points, M.C.B. & R.C.D. Consumer Unit ("Fuseboard") plus a doorway to:

Lobby Area with part double glazed UPVC multi-point locking "Stable Style" door leading to the Front Courtyard Garden and a stripped 'Pine' panel door with stained glass top panels leading to the:

POTENTIAL ANNEXE currently offering:

Sitting Room/Playroom 17'6" x 10'5" max. (into understairs recess) & 7'4" min. with front aspect UPVC double glazed window plus rear aspect via UPVC multi-point locking "French Doors" to the Rear Garden. 'Oak' boarded floor, "Pine" natural finish 'Torus' skirting boards, radiator, smoke detector, power points, two ceiling light points and two wall light points, fitted double door Store Cupboard and a staircase with "Pine" Balustrading leads to the STUDIO/OFFICE or BEDROOM FIVE over & a "Pine" panelled door leads to:

Downstairs Shower Room & Utility with rear aspect UPVC double glazed window, 'Oak' floor boards, Low level close coupled W.C. with wall mounted 'Vaillant' gas fired "Combi" boiler over (supplying domestic hot water on demand & central heating via programmer controls). Large shower cubicle with slide-aside door, full height ceramic tiling, mixer style shower, extractor fan and a fitted down-lighter. Room also has provision for an automatic washing machine and a further down-lighter to the ceiling.

STAIRS from SITTING ROOM / PLAYROOM to:

Studio/Office or "Annexe Bedroom" (Bed. 5) 17'6" x 10'4" with two front & two rear aspect "Velux" rooflights, "Pine" floor boards, "Pine" natural finish 'Torus' skirting boards, "Pine" Balustrading, radiator, numerous power points, smoke detector and eight recessed halogen spotlights to the ceiling.

Stairs from Hall of the original house to:-

'L'shaped Landing offering Main Landing 12'0" x 5'6" with side aspect UPVC double glazed window, "Pine" balustrading, two ceiling light points, Staircase to the 2nd Floor & stripped period panelled doors lead to rooms as follows:



Bedroom Two 13'0" x 8'6" with side aspect UPVC double glazed window, chimney breast with period cast iron fireplace & flanking "Pine" built in Wardrobe to R/H hand recess; picture rail, radiator, power points and a ceiling light point.

Bedroom Four 12'0" max. & 11'0" min. (to chimney breast) x 9'0" having front aspect UPVC double glazed window, chimney breast with period cast iron fireplace and flanking built-in Wardrobe to L/H recess. Exposed, sanded and varnished original floorboards; picture rail, radiator, power points and finally ceiling light point.

Excellent Sized, Family Bathroom 10'0" x 9'0" with side aspect UPVC double glazed window, chimney breast with former fireplace recess offering storage or display space; 'Oak' boarded floor and a fitted 'White' suite comprising of: "Pine" panel sided bath with Mira "Sport" electric shower over plus extensive ceramic wall tiling. Pedestal wash hand basin, low level close coupled W.C. and further half height ceramic tiling to important wall areas. Chrome "Ladder Style" radiator & Towel Rail, "Pine" natural finish 'Torus' skirting boards fitted double door Linen/Store Cupboard and finally down-lighters to the ceiling.

2nd Stairs from Landing to the:-

2nd Floor Landing 10'0" x 5'6" with "Pine" Balustrade, four doors to fitted Store Cupboards, loft hatch (light switch for light in loft), ceiling light point & "Pine" panelled doors to:



Bedroom One 14'0"max. & 13'3"min. x 12'0" with side aspect "Dormer Window" having UPVC double glazed window offering long distance views to 'Marcle Ridge'; exposed beam/truss, feature period cast iron fireplace, radiator, power points, telephone point, ceiling light point and door to:-.

Study/Nursery or Dressing Room 10'0" x 5'2" with sloping ceiling in part and reduced height door in, but having a side aspect "Conservation Style" double glazed rooflight, laminate flooring, power points and a wall light point.

Bedroom Three 11'0" x 9'0" with front aspect UPVC double glazed window, chimney breast with period cast iron fireplace and a built in Cupboard/Wardrobe. Exposed, sanded and varnished original floorboards; radiator, power points and a ceiling light point.

OUTSIDE/GARDENS
The property stands back from Bridge Street behind a Pavior Drive offering parking for 2-3 cars and drive leads to steps to a tall privacy wall, with intercom and bell push adjacent and a wide door / gate leads to the paved "Courtyard Garden" and to the Canopy Porch.



Courtyard Garden is approx 34' x 14'6" max. & 11'6" min. being mainly paved as mentioned earlier with gravel borders, outside tap and lighting plus a lean-to Wood Store and a Small Shed. Courtyard also leads to the door to the "POTENTIAL ANNEXE". And to the paved side access path leading to the:



'L' shaped ENCLOSED REAR GARDEN (south facing) briefly this comprises of path to the timber decked area leading to the pavior patio area with lawn areas adjacent and beyond plus path round to the Dog Run (probably not included) and to the Large "Single Garage Sized" Garden Shed with double doors and windows to the front plus power and lighting (currently being installed). Finally, garden has tall fencing to all boundaries, an outside light and overall this property deserves your interest.



VACANT POSSESSION UPON COMPLETION OF THE PURCHASE

TENURE We understand tenure to be FREEHOLD. All prospective purchasers must verify all details relating to the tenure and deeds (as with any other property) via their Solicitors.

SERVICES Mains Electricity, Gas, Water and Drainage plus Telephone subject to B.T. transfer regs

AGENTS NOTE 1 We have not tested the systems, services or appliances, therefore we cannot confirm them to be free from defects, or in good working order.

VIEWING via Agents

N.B. Room sizes stated herein are approximate and measured wall to wall. If you require measurements for carpets or for other purpose, you must measure the RELEVANT areas yourself.

AGENTS NOTE 2 Carpets where fitted are included. Other items/fittings in photographs e.g. curtains, curtain tracks/poles, light fittings or appliances are excluded unless negotiated for.

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. "