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" For those in search of the 'feel' look no further, prepare yourself to fall in love with this neutrally decorated and well presented three bedroom semi detached home offering a contemporary interior with under two years left on the new build warranty, perfect for growing families. Oozing a wonderful homely feel, the layout includes a welcoming entrance hallway, downstairs WC, modern kitchen diner and full width living room, with the first floor landing offer three bedrooms (master with en-suite) and family bathroom. The plot offers a tarmac driveway to the side providing parking for two vehicles with a particularly private mainly laid to lawn garden to the rear. Occupying a desirable cul de sac position in the popular village of Groby, the accommodation offers a wide range of attractive attributes desired by many prospective purchasers and an early viewing is therefore strongly recommended to avoid disappointment.

ACCOMMODATION
The property is entered under a canopy porch and through a glazed front door into the entrance hallway.

ENTRANCE HALLWAY
With stairs giving access to the first floor accommodation, the entrance hall is neutrally decorated and provides access to the kitchen diner, living room and;

DOWNSTAIRS WC
Offering plenty of space for coats and shoes, the downstairs WC is fitted with a low level WC and wash hand basin, complimented with tiled splashbacks and a frosted front elevation window.

KITCHEN DINER - 10' 7'' x 8' 6'' (3.22m x 2.59m)
The kitchen has been fitted with a range of modern eye level and base storage units, with one cupboard housing the boiler and affords plenty of space for a table. Features include an integrated electric oven with four ring gas hob and extractor above, space and plumbing for a washing machine and dishwasher, space for a freestanding fridge freezer, inset stainless steel sink and drainer with mixer tap over, complimented with rolled edge work surfaces. Tastefully decorated and having a front elevation window.

LIVING ROOM - 13' 8'' x 15' 10'' (4.16m x 4.82m)
The full width living room is neutral in decor and enjoys views of the garden through a rear elevation window and double glazed door which gives access to the garden. Having a useful understairs storage cupboard and carpet flooring.

FIRST FLOOR LANDING
Stairs rise to the first floor landing which provides access to all of the first floor accommodation, having a side elevation window allowing for natural light, airing cupboard and access to an insulated loft.

BEDROOM ONE - 11' 9'' x 9' 2'' (3.58m x 2.79m)
Presented with neutral decor, the master bedrooms offers a rear elevation window and space for wardrobes with a door leading to:

EN-SUITE
Modern fitted three piece suite comprising a shower enclosure with tiled backing, low level WC and wash hand basin tiled splasbacks. Having carpet flooring, shaver point and extractor fan.

BEDROOM TWO - 9' 10'' x 9' 2'' (2.99m x 2.79m)
A second double bedroom offering a front elevation window.

BEDROOM THREE - 6' 6'' x 6' 5'' (1.98m x 1.95m)
The third bedroom enjoys views of the garden through a double glazed window.

FAMILY BATHROOM
Having a front elevation frosted window, the bathroom has been fitted with a modern three piece suite comprising panelled bath, pedestal wash hand basin and low level WC, complimented with tiled splashbacks and soft carpet flooring.

OUTSIDE
Occupying an attractive cul de sac position, the plot allows for an easy to maintain front garden with boundary hedge and tarmac driveway to the side providing parking for at least two vehicles. To the rear is a mainly laid to lawn garden which has a particularly private feel not being overlooked from beyond, offering a patio area adjacent to the property perfect for outdoor entertaining and fencing to boundaries.

TO FIND THE PROPERTY
From our office on Hinckley Road in Leicester Forest East, head east along Hinckley Road. At the Braunstone crossroads, turn left onto Ratby Lane. Continue along and over the railway bridge. At the traffic lights, continue straight and then at the first roundabout, take the second exit and continue along Ratby Lane. At the next roundabout take the first exit and then take the second exit and join the A46. Turn off at the first slip road and take the fourth exit onto Leicester Road. Then take the second exit and continue along Leicester Road and then take a u-turn and continue along Leicester Road (in the opposite direction you were originally heading in) turning left shortly after onto Anstey Lane. Turn right onto Branting Hill then left onto Stonelodge Road. Turn right onto Percival Way and continue around the corner where the property can be found on the right hand side and identified by our 'For Sale' board

TENURE
The tenure is freehold with vacant possession upon completion.

COUNCIL INFORMATION
Hinckley & Bosworth Borough Council, Regent Road, Hinckley, Leics (Tel: 01455 238141) - Tax Band C.

VIEWING ARRANGEMENTS
Viewings are strictly by appointment only. Please contact Tom, Phebe or Zak on 0116 366 5666.

MONEY LAUNDERING
In line with current money laundering regulations, prospective buyers will be asked to provide us with photo I.D. (e.g. Passport, driving licence, bus pass etc) and proof of address (e.g. Current utility bill, bank statement etc). We ask for your cooperation in this matter as this information will be required before a sale can be agreed.

AGENTS NOTE
These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.

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