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" GRAM Estate Agents are delighted to offer for sale this well proportioned and smartly appointed three bedroom semi detached home with open views to the rear. Situated upon the highly regarded modern development of Woodlaithes and being well placed for all local amenities, schools and the excellent motorway networks. The property boasts; gas central heating and Upvc double glazing throughout with accommodation to comprise; entrance hallway, down stairs WC, lounge, dining kitchen, conservatory, three good sized bedrooms and a family bathroom. Outside; to the front a lawned garden, to the side a driveway leading to a garage and situated to the rear a private enclosed garden.

ENTRANCE Entrance to the property is via a front facing door which leads into the; ENTRANCE HALLWAY Having laminate flooring, central heating radiator and stairs that rises to the first floor accommodation. DOWN STAIRS W C With a front facing translucent Upvc double glazed window, central heating radiator, ceramic tiled flooring, complementary tiling to half room height and suite to comprise; low flush WC and pedestal wash hand basin. LOUNGE 4.51m(14'10'') x 3.90m(12'10'') This well proportioned and smartly presented reception room has a front facing Upvc double glazed window, central heating radiator; laminate flooring, coving to the ceiling, TV aerial, Sky and two telephone points. DINING KITCHEN 4.94m(16'2'') x 2.83m(9'3'') A good sized pleasantly presented room with both a rear facing Upvc double glazed window and rear facing Upvc double glazed French doors which lead into the conservatory. There is a central heating radiator, tiled effect laminate flooring, inset spotlights to the ceiling, a useful built in storage cupboard and a courtesy door to garage. The modern fitted kitchen comprises; a good range of wall, base and drawer units, splash back tiling to roll edged work surface, sink and drainer unit, inset four ring gas hob with extractor hood above and electric oven beneath, there is space and plumbing for an automatic washing machine, tumble dryer and space to site a free standing fridge freezer. ADDITIONAL PHOTOGRAPH CONSERVATORY 3.26m(10'8'') x 3.84m(12'7'') An excellent additiona tol the property is this good sized Upvc double glazed conservatory with laminate flooring, TV point and French doors which lead out to the pleasant rear garden. FIRST FLOOR LANDING With a spindle balustrade, side facing Upvc double glazed window and access to the loft space. MASTER BEDROOM 2.70m(8'10'') x 3.83m(12'7'') A good sized and well presented principal bedroom with a front facing Upvc double glazed window, central heating radiator, TV aerial and telephone points. BEDROOM TWO 2.92m(9'7'') x 3.02m(9'11'') This second well presented and proportioned room has a rear facing Upvc double glazed window giving open views to the rear and a central heating radiator. BEDROOM THREE 3.47m(11'5'') x 2.18m(7'2'') Having a front facing Upvc double glazed window, central heating radiator and built in storage cupboard housing the hot water cylinder. BATHROOM 1.68m(5'6'') x 1.83m(6'0'') With a rear facing translucent Upvc double glazed window, central heating radiator, cushion flooring and white suite to comprise; panelled bath with shower above and shower screen, pedestal wash hand basin and low flush WC. OUTSIDE To the front of the property is a lawned garden, to the side a tarmac drive provides ample off road parking and leads to the garage. There is gated access to the private, enclosed rear garden, which is mainly laid to lawn. There is also an external power socket. GARAGE With an electric door, alarm, power and Sky TV point. 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 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.
If you choose to use one of our recommended solicitors or mortgage advisors with whom we have a business relationship, be aware that in order to comply with the code of conduct, we have to inform you that they will pay us an arrangement fee, which may fluctuate upon the type of property, mortgage and or the law firm involved.
PROCEDURES & MONEY LAUNDERING
To satisfy elements of the 1991 Estate Agents Act and in order that we comply with contractual obligations to the vendor to whom we have a duty of care, we must verify that a prospective purchaser is in a position to proceed. Having first been informed that an offer has been made, the vendor will be informed of the results of the subsequent verification before considering your offer further. We will therefore ask you to make an early appointment at our office, to review your circumstances before we are in a position to recommend your offer to the vendor or expect the vendor to make any form of decision.
Since March 2004, Estate Agents have to comply with Money Laundering Regulations set by the Goverment, to verify the identity of all clients, buyers and sellers alike. We ask that you assist us in complying with the regulations by providing identification when making an offer. We are obliged to have sight of original documentation, and will make certified copies. We will inform you when making an appointment which documents might be suitable.
WE ARE MEMBERS OF THE PROPERTY OMBUDSMAN SCHEME. website is- www.tpos.co.uk
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