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" An attractively styled, superbly appointed and extended 3 bedroomed bay fronted semi detached period house of character, having a brick built garage and delightful gardens, located on one of Market Harborough's most desirable tree lined avenues just to the west of town.

The generously proportioned accommodation benefits from gas fired central heating and wood effect UPVC double glazed windows, and is approached via an impressive open porch entrance and hallway with chequered red and brick quarry tile flooring, attractive staircase off and cloaks cupboard, charming sitting room with Victorian style open fireplace with bespoke oak built in cabinets to either side, useful study with glazed double doors opening into an extended 19ft family room having an abundance of natural light with French double doors leading out to the gardens and electric cast iron burner. The dining kitchen is fitted with oak fronted units and granite working surfaces with a white deep glazed Belfast sink, built in appliances including a cooker range and American style fridge/freezer, together with walk-in pantry. There is also a sizeable and well fitted utility room with ceramic twin bowl sink, and a useful downstairs shower room/wc.

On the upper floor off a central landing with natural wood balustrade and handrail, there is a built in airing cupboard, three well proportioned bedrooms and superb Victorian style bathroom/wc with separate tiled shower cubicle.

The property is set well back from the road with a brick block paved and gravel driveway providing extensive off road parking. The driveway passing to the side of the house leading to a detached brick garage of good size with up and over doors to the front and rear. The gardens are beautifully landscaped and of excellent size with a large paved patio immediately to the rear of the house, lawned area beyond with stepping stone paths leading to three timber garden sheds and a gazebo. LOCATION The property is located within a prestigious and highly desirable residential area just to the west of the thriving town of Market Harborough which has an excellent range of local shops and supermarkets, bars, cafes, restaurants, a theatre and leisure centre to the south of town. Welland Park is within walking distance offering sporting and recreational opportunities, together with Welland Park Academy. For the commuter, Market Harborough has mainline railway services to London St Pancras in about an hour, the M1 is accessible at Junction 20, and the A14 lies to the south. VIEWINGS & DIRECTIONS Viewings should be arranged through the agents Andrew Granger & Company on 01858-431315. From the town centre, proceed westbound via Coventry Road, continuing over the small roundabout onto Lubenham Hill, with the property located on the right hand side with an Andrew Granger & Co for sale board erected to identify the property. ACCOMMODATION IN DETAIL The well presented and extended accommodation benefits from gas fired central heating and UPVC double glazing and comprises: GROUND FLOOR OPEN PORCH ENTRANCE With external lighting. ENTRANCE PORCH Oak panelled entrance door with glazed and leaded inset, black and red quarry tile flooring, double glazed window to front, radiator, dado rail with panelling beneath, panelled ceiling with spotlight. HALL With matching quarry tile floor, attractive staircase off with wooden balustrade and handrail, part panelled walls, under stairs cloaks cupboard, panelled doors leading off. SITTING ROOM 3.73m plus bay x 3.30m (12'3' plus bay x 10'10') Attractive Victorian style fireplace with oak surround, cast iron grate with floral tiled inset, tiled hearth with fender. Bespoke oak fronted built in double cabinets to either side with display shelving over, UPVC double glazed bay window to front, radiator, picture rail, coved ceiling. STUDY 2.54m x 2.44m (8'4' x 8' ) Oak effect laminate flooring, radiator, glazed double doors through to: FAMILY ROOM 5.79m x 2.97m max/2.67m min (19' x 9'9' max/8'9' m An extended reception room with UPVC double glazed French double doors leading out to the rear gardens, creating wonderful entertaining space, double glazed side window, together with a double glazed skylight providing an abundance of natural light. Electric cast iron burner with log effect. DINING KITCHEN 5.38m x 3.28m

(17'8' x 10'9') Excellent range of oak fronted built in base cupboards with granite working surfaces, glazed display cabinets, plate display rack, white deep glazed Belfast sink with mixer tap over, Britannia cooker range with two ovens, five ring gas hob unit and canopy extractor hood over, integral fridge, Siemens dishwasher, double glazed windows to two elevations, dining area with panelled surround, tiled flooring, ceiling spotlights, Britannia American style fridge/freezer with crushed ice and water dispenser, walk-in pantry with shelving, under stairs storage cupboard. UTILITY ROOM 2.95m x 2.79m

(9'8' x 9'2') Extensive range of base and wall cupboards, oak working surfaces, ceramic tiled surrounds, white deep glazed Belfast twin bowl sink unit with chrome mixer tap over, plumbing facilities for washing machine, double glazed windows to two elevations, tiled flooring, tall heated towel radiator and ceiling spotlights. SHOWER ROOM/WC 2.90m x 1.45m

(9'6' x 4'9') Superbly appointed white suite comprising large tiled shower cubicle with glazed sliding door, wash hand basin within cabinet surround with chrome mixer tap over, fully tiled walls and flooring, low flush wc, tall chrome heated towel radiator, ceiling spotlights and extractor fan. FIRST FLOOR LANDING With natural wood balustrade and handrail, double glazed window to half landing, radiator, access hatch to roof space and built in airing cupboard. BEDROOM ONE 4.50m x 3.71m plus bay (14'9' x 12'2' plus bay) With oak flooring, bespoke built in double wardrobe and double cupboard, UPVC double glazed bay window to front, additional double glazed window, radiator and ceiling spotlights with pull cord bed light switch. BEDROOM TWO 2.49m x 3.33m max (8'2' x 10'11' max) Double glazed window to front, wood effect flooring, radiator, coved ceiling and TV aerial socket. BEDROOM THREE 2.54m x 2.44m (8'4' x 8') Double glazed window to rear, wood effect laminate flooring, radiator and TV serial socket. FAMILY BATHROOM 2.79m x 2.26m

(9'2' x 7'5') Superb four piece Victorian style white suite comprising roll edge bath on ball and claw feet, chrome mixer tap over with shower attachment, high flush wc, wash hand basin, tiled shower cubicle, double glazed window, tall chrome heated towel radiator, oak flooring. OUTSIDE The property is set well back from the road with a brick block paved driveway, gravelled parking, a variety of trees and hedges, paved driveway to the side of the house leading to: BRICK GARAGE 6.27m x 2.74m

(20'7' x 9') Up and over doors to front and rear with large area at the back, two double glazed windows, power and lighting.

Most attractive rear garden of excellent size with extensive paved patio immediately to the rear of the house, outside lighting and tap point, lawned area with stepping stone pathways leading to three timber garden sheds and gazebos. Beautifully stocked flower and shrub borders together with a variety of trees. FIXTURES & FITTINGS Fixtures and fittings mentioned in these particulars are included in the sale - all other items regarded as owners fixtures and fittings may be removed. ENERGY PERFORMANCE CERTIFICATE EPC Rating D. COUNCIL TAX Council Tax Band D. For further information contact Harborough District Council 01858 828282. STAMP DUTY Note To Buyer: Stamp Duty Land Tax Rate Up to ?125,000: Zero. The next ?125,000 (the portion from ?125,001 to ?250,000): 2%. The next ?675,000 (the portion from ?250,001 to ?925,000): 5%. The next ?575,000 (the portion from ?925,001 to ?1.5 million): 10%. The remaining amount (the portion above ?1.5 million): 12%. A further 3% will be payable on the whole amount if this is an additional property to one that you already own. For properties costing up to ?500,000, first time buyers will pay no stamp duty on the first ?300,000. MONEY LAUNDERING To comply with The Money Laundering Regulations 2007, any successful purchaser/purchasers will be asked to provide proof of identity and we will therefore need to take copies of a passport/driving licence and a recent utility bill (not more than three months old). This information is required prior to Solicitors being instructed. "