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" WELL PRESENTED * THREE BEDROOM PROPERTY * KITCHEN/DINING SPACE * LOUNGE/FAMILY ROOM * LOFT * GARAGE * OFF ROAD PARKING.

Details Yardley Wood Road Comprises In Further Detail:

The property is set back from the main road and approached via dwarf wall and block paved off road parking to front leading to garage and entrance porch.

Entrance Porch
Double glazed patio door to front, tiled flooring and partially glazed door to:

Entrance Hallway
Coved ceiling with inset spot lights, laminate wood effect flooring, feature radiator, stairs rising to first floor accommodation and doors to:

Lounge/Family Room 28' 3 (into bays) x 9' 11 (increasing to 10' 16) (8.61m x 3.02m)
Double glazed bay window to front aspect, double glazed French style doors to rear aspect, ceiling and wall light points, two feature radiators and glazed folding doors dividing living areas.

Kitchen 17' 2 x 8' 6 (5.23m x 2.59m)
Double glazed window to rear aspect, double glazed door leading to garden, coved ceiling with inset spot lights, tiled flooring and fitted kitchen comprising: a range of wall, drawer and base units with roll edge work surfaces over, tiled surrounds, inset one and half sink and drainer with mixer tap over, built-in wine rack, space for gas cooker, extractor hood over and steel splash back, space for American style fridge/freezer, integrated dish washer and low level freezer, radiator, door to under stair storage cupboard and open archway leading through to:

Dining Room - Being An Irregular Shape 10' 5 x 9' 8 at its longest point (narrowing to 6' 10) (3.18m x 2.95m)
Double glazed window to rear aspect, feature ceiling with inset spot lights, tiled flooring, radiator and door to garage.

First Foor Accommodation

Leading from the hallway stairs rise to first floor accommodation leading onto:

Landing
Double glazed window to rear aspect, coved ceiling with inset spot lights, over stair storage cupboard, paddle stairs leading to loft and doors to:

Bedroom One 13' 5 (max) x 11' 3 (into wardrobes) (4.09m x 3.43m)
Double glazed window to front aspect, coved ceiling with inset spot lights, bedroom furniture comprising a range of built-in wardrobes, radiator and door to:

En-Suite Shower Room
Obscured double glazed window to front, coved ceiling with inset spot lights, tiled flooring, predominantly tiled walls and suite comprising: low level flush w.c., wash hand basin encased in vanity unit with mixer tap over, fully tiled shower cubicle with electric shower over and extractor fan.

Bedroom Two 12' 0 (to bay window) x 9' 11 (3.66m x 3.02m)
Double glazed bay window to rear, coved ceiling with inset spot lights, bedroom furniture comprising a range of fitted wardrobes and radiator.

Bedroom Three 12' 9 (into bay window) x 10' 11 (into wardrobes) (3.89m x 3.33m)
Double glazed bay window to front aspect, laminate wood effect flooring, coved ceiling with inset spot lights and bedroom furniture comprising a range of fitted wardrobes and radiator.

Family Bathroom
Obscured double glazed window to rear aspect, coved ceiling with inset spot lights, tiled flooring, fully tiled walls and bathroom suite comprising: corner bath with electric shower over, pedestal wash hand basin, low level flush w.c. and radiator.

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Leading from first floor landing paddle stairs rise to:

Loft 13' 7 (reducing to 12' 11) x 24' 6 (max) 4.14m x 7.47m) Some restricted head height
Two Velux windows to rear aspect, ceiling with inset spot lights, laminate wood effect flooring, further tiled area, feature pillars and glass screens and two electric radiators.

Agent Note: We understand from the vendors that the works to the loft do not have Building Regulation approval.

Outside

Garage
Electric door, electric and light points, wall mounted boiler and utility area comprising: wall, drawer and base units with roll edge work surfaces over, inset single sink and drainer with mixer tap over, space for washing machine and tumble dryer.

Rear Garden
The rear garden can be accessed via lounge or kitchen and features a decked area and paved patio immediately behind the property with pathway leading to the rear of the garden, mainly laid to lawn with raised planted borders and fenced surrounds.

PROPERTY MISDESCRIPTIONS ACT 1991
These particulars have been prepared as a general outline only and all measurements are approximate. Heritage Estate Agency can not guarantee the accuracy of and measurements or descriptions contained in these particulars and any prospective purchaser should satisfy themselves to the accuracy of the information contained. Heritage Estate Agency has not tested any of the appliances or fixture and fittings mentioned in these particulars. Any prospective purchaser should satisfy themselves that any such items are in full working order. These particulars do not form part of the contract of sale and may be subject to errors and/or omissions.

SERVICES We understand that all mains drainage, gas, electricity and water are connected but all interested parties should obtain verification through their solicitors or surveyor.
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