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" A superb extended semi-detached property presented to a very high standard throughout within this sought-after residential area. Offering flexible and well-proportioned living space set over two levels, the property has been extensively modernised by the current owner and is presented to a high standard throughout. Features include slate flooring to the majority of the ground floor accommodation and solid oak flooring to the majority of the first floor accommodation. An internal inspection is strongly encouraged.

ENTRANCE HALL Feature leaded stained glazed entrance door with matching side windows, coved ceiling, stairs to the first floor, feature radiator, slate floor, doors to SITTING ROOM 5.64m(18'6'') x 3.71m(12'2'') With a continuation of the slate floor, coved ceiling, two double glazed windows to the front, feature inset log effect gas fire, feature radiator. DINING ROOM 3.91m(12'10'') x 3.51m(11'6'') With the continuation of the slate floor, coved ceiling, double glazed window to the front, radiator, feature stone fireplace with an inset coal effect gas stove. KITCHEN 5.38m(17'8'') x 2.44m(8'0'') With a continuation of the slate floor and being fitted with an inset stainless steel sink unit with drainer and mixer tap, laminate roll top work surface, complementary ceramic wall tiling, very good range of matching base and wall mounted units incorporating cupboards and drawers, space and gas cooker point for a Range-style cooker, radiator, recessed ceiling halogen downlighters, understairs storage cupboard, double glazed window to the rear, double glazed double doors open into the conservatory, doors to the utility room and breakfast room. UTILITY ROOM Fitted with an inset stainless steel sink unit with drainer and mixer tap, laminate work surfaces, complementary ceramic wall tiled, good range of matching base and wall mounted units, integrated dishwasher, plumbing for a washing machine, wall mounted gas central heating boiler, double glazed window to the rear, slate floor, door to CLOAKROOM With a continuation of the slate floor and fitted with a modern contemporary suite comprising a low flush w.c. an inset circular wash hand basin with mixer tap, complementary ceramic wall tiling, double glazed window to the side. BREAKFAST ROOM 2.62m(8'7'') x 2.44m(8'0'') With a continuation of the slate floor, coved ceiling, inset coal effect gas fire, double glazed double doors open into the conservatory. CONSERVATORY 8.48m(27'10'') x 3.15m(10'4'') (increasing to 18'9, L-Shaped room). A superb conservatory being upvc double glazed with a brick cavity wall, feature radiator, double glazed porthole window to one side, two sets of double glazed double doors open onto the gardens. LANDING/STUDY AREA Solid oak floor, double glazed window to the rear, access to the roof space, feature radiator, doors to BEDROOM 1 4.42m(14'6'') x 2.95m(9'8'') With a continuation of the solid oak floor, double glazed window to the front, coved ceiling, radiator, door to EN SUITE Being fully tiled and fitted with a modern contemporary suite comprising a low flush w.c., circular wash hand basin with mixer tap and a large shower with screen door, feature radiator, double glazed window to the rear, extractor fan. BEDROOM 2 3.91m(12'10'') x 3.66m(12'0'') With a continuation of the oak floor, coved ceiling, chimney breast with cast iron fireplace, double glazed window to the front, feature radiator. BEDROOM 3 3.43m(11'3'') x 2.87m(9'5'') With a continuation of the solid oak floor, coved ceiling, double glazed window to the front, radiator, walk-in wardrobe. BEDROOM 4 3.00m(9'10'') x 2.39m(7'10'') With a continuation of the solid oak floor, coved ceiling, double glazed window to the rear, feature radiator, built-in wardrobe. BATHROOM Being fully tiled and fitted with a contemporary white suite comprising a low flush w.c., an over-sized wash hand basin with mixer tap and a roll top bath tub, radiator, double glazed window to the rear. FRONT A paved drive provides off-road parking for two cars, there is a foregarden mainly laid to slate chippings with shrubs, gated side access to the rear. REAR There are two block pavior patio areas direct to the rear of the property which lead onto the landscaped terraced gardens comprising various slate and paved areas with an abundance of mature shrubs. SERVICES None of the services have been tested and purchasers should note that it is their specific responsibility to make their own enquiries of the appropriate authorities as to the location, adequacy and availability of mains water, electricity, gas and drainage services. FIXTURES AND FITTINGS Only those items in the nature of fixtures and fittings mentioned in these particulars are included in the sale. Other items are specifically excluded. None of the appliancies have been tested by the agents and they are not certified or warranted in any way. IMPORTANT NOTE 1. These particulars have been prepared in all good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information.
2. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise, nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase.
3. The photograph/s depict only certain parts of the property. It should not be assumed that any contents, furnishings/furniture etc. photographed are included in the sale. It should not be assumed that the property remains as displayed in the photograph/s. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.
4. Any areas, measurements or distances referred to are given as a GUIDE ONLY and are not precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries or those which can be performed by their appointed advisers.
5. Where reference is made to planning permissions or potential uses such information is given in good faith. Purchasers should however make their own enquiries into such matters prior to purchase. . 6. Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquiries to ensure that our descriptions are likely to match expectations you may have of the property.
7. The information in these particulars is given without responsibility on the part of the Sole Agents or their Clients. The particulars do not form any part of an offer or a contract and neither the Sole Agents not their employees has any authority to make or give any representations or warranty in relation to this property. VIEWING Strictly by appointment via Howkins & Harrison on 024 7622 7384
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