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" A well presented THREE BEDROOM semi detached property benefiting from TWO RECEPTION ROOMS, kitchen, CONSERVATORY and rear garden with rear garage.

Woodthorpe Road comprises in further detail: The property is set back from the road and approached via gated entrance opening to graveled fore garden with planted borders, gated side access and main entrance door with stained glass inset opening to: Entrance Hallway Double glazed window with stained glass inset, ceiling light point, picture rail, two wall mounted light points, stairs rising to first floor accommodation with under stair storage cupboard having double glazed window to side aspect, ceiling light point and burglar alarm panel, radiator and doors to: Reception Room One 2.82m into bay x 3.61m

(9'3' into bay x 11'10') Double glazed bay window to front aspect, ceiling light point, wall light point, picture rail, solid wood effect flooring and radiator. Reception Room Two 5.31m x 3.23m max (17'5' x 10'7' max) Ceiling light point, two wall mounted light points, picture rail, two radiators, feature fire surround with gas fire and double glazed bi-folding doors opening to: Conservatory 4.01m x 3.56m

(13'2' x 11'8') Double glazed windows, double glazed doors to rear garden and radiator. Kitchen 4.57m max x 2.08m

(15' max x 6'10' ) Double glazed windows to rear and side aspects, double glazed stable style door to rear garden, ceiling light point, loft hatch, laminate wood effect flooring and fitted kitchen comprising: a range of wall, drawer and base units with work surfaces over, tiled surrounds, inset sink and drainer unit with mixer tap over, space for range cooker with extractor hood over, plumbing for washing machine, space for tumble dryer, fridge and freezer and wall mounted boiler. First Floor Accommodation Leading from the entrance hallway stairs rise to first floor accommodation leading onto: Landing Obscured double glazed window to side aspect, ceiling light point, loft access, picture rail and doors to: Bedroom One 3.66m maxx 3.25m max (12' max x 10'8' max) Double glazed window to rear aspect, wall mounted light point, picture rail, radiator, walk-in wardrobe with ceiling light point and shelved storage. Bedroom Two 4.47m into bay x 3.63m ma (14'8' into bay x 11'11' Double glazed window to front aspect, ceiling light point, picture rail and radiator. Bedroom Three 2.57m x 2.11m

(8'5' x 6'11') Double glazed window to rear aspect, ceiling light point, picture rail and radiator. Bathroom Double glazed window to front aspect, ceiling light point, picture rail and bathroom suite comprising: paneled bath with tiled surrounds, separate shower cubicle with electric shower over, pedestal wash hand basin with mixer tap over, low level flush w.c. and radiator. Outside Rear Garden Access can be gained via the conservatory or kitchen and benefits from paved and graveled areas leading to rear garden. Rear Garage Accessed via security gates to shared driveway leading from Woodthorpe Road. Agent Notes 1. We are advised by the vendors of the property that they have a right of way over the shared driveway to the rear of the garden which leads off Woodthorpe Road. 2. Heritage Estate Agency feel it prudent to advise potentially interested parties that the entrance of Brandwood End Cemetery is visible to the front of the property. 3. We have not been able to verify that historic works to the kitchen have any necessary Building Regulation approval. The vendors have provided the information relating to the above.

Heritage Estate Agency Limited would stress that they have not checked the legal documentation to verify the status of the property or the information provided by the vendors and would advise any potential buyer obtain verification from their solicitor. FIXTURES AND FITTINGS Only those items expressly mentioned in the sales particulars will be included in the sale price. SERVICES Heritage Estate Agency understands from the vendor that all mains drainage, gas, electricity and water are connected to the property but have not obtained verification of this. Any interested party should obtain verification of this information through their Solicitors or Surveyors before committing to purchase the property. TENURE The agent understands that the property is Freehold. However, we have not checked the legal title to the property and all interested parties should obtain verification through their Solicitor or Surveyor before committing to purchase the property. GENERAL INFORMATION These particulars do not form part of the contract of sale due to the possibility of errors and/or omissions. They have been prepared in good faith as a general outline only and all measurements are approximate. Prospective purchasers should satisfy themselves to the accuracy of the information contained. The property is sold subject to rights of way, public footpaths, easements, wayleaves, covenants and any other matters which may affect the legal title. The Agent has not verified the property?s structural status, ownership, tenure, planning/building regulation status or the availability or operation of services and or appliances. Any prospective purchaser is advised to seek validation of all above matters prior to expressing any formal intent to purchase. "