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" A 1930's three bedroomed semi-detached family home within a desired location to the north-east of Leamington Spa. The property is attractive from the kerb, well maintained and well presented, and within a particularly desired school catchment area. The main selling feature of the property is the coveted open plan family kitchen dining space at the rear of the property which has a re-fitted kitchen, underfloor heating and a view of the rear garden. Also on the ground floor there is a separate sitting room, downstairs WC and cloakroom. To the first floor there are three bedrooms and family bathroom with white suite. There is ample parking at the property, a good sized rear garden and an enviable view over school playing fields at the rear.

LOCATION The property is positioned on the final section of Kinross Road which adjoins Telford School. This section forms a cul-de-sac and is a no-through road. The property is positioned within a favoured school catchment area in a desired location to the north east of Leamington Spa. Leamington Spa town centre offers a wide range of cafes, restaurants and retail outlets, the railway station offers direct commuter links to both London and Birmingham and the A46 is less than three miles away which allows access to the heart of the Midland motorway network. ON THE GROUND FLOOR ENTRANCE HALL Entered via a door to the side aspect with inset frosted double glazed panels, a wooden panelled door leading to the sitting room at the front of the property, a wooden panelled door with inset glazed panels leading to the kitchen dining space to the rear of the property. Stairs rising to the first floor, wall mounted electric fuse box and a wood effect laminate floor. SITTING ROOM 11'5' into bay x 15'2' (3.48m into bay x 4.62m) Having double glazed bay window to the front aspect, feature reproduction fireplace and ornate wooden surround. The room has picture rails giving character to the room. Wall mounted thermostat for gas central heating. KITCHEN DINER 17'3' max x 15'1' max (5.26m max x 4.60m max) With double glazed window to the side aspect, double glazed French doors to the rear aspect and under floor heating. The kitchen is fitted with a range of base and eye level units in a contemporary shaker style with bar handles, one of the units housing the Worcester Bosch boiler for both central heating and hot water, oak wood block work surface over the inset ceramic 1? bowl sink and drainer with chrome mixer tap over, metro tiled splashbacks, breakfast bar within a peninsular, space for dining table, integrated undercounter dishwasher, space and plumbing for a range style cooker with stainless steel and glass chimney stack extractor over, space and plumbing for undercounter washer and dryer. Recessed spotlights to the ceiling, wall mounted thermostatic control for underfloor heating and slate effect flooring. Door with inset glazed panels leading to the:- CLOAKROOM Which has a door leading to the downstairs WC, recessed spotlight and wall mounted hanging space, underfloor heating and slate effect tiled floor. DOWNSTAIRS WC 5'10' x 3'11' (1.78m x 1.19m) Having a contemporary white suite comprising of a low level push button flush WC, pedestal sink with chrome taps over, tiled splashbacks, recessed spotlights to the ceiling, wall mounted extractor, understairs recess for storage, underfloor heating and slate effect tiled floor. ON THE FIRST FLOOR LANDING With panelled doors radiating to three bedrooms and family bathroom. Access hatch to the loft space with integrated loft ladder, two ceiling light points, wall mounted radiator plumbed to the gas central heating system. BEDROOM ONE 13'4' excl. wardrobes x 12'1' into bay (4.06m ex c Having double glazed bay window to the front aspect, integrated wardrobes with partially obscured glazed sliding doors, integrated dressing table area with arch above and integral lighting, radiator plumbed to the gas central heating system. BEDROOM TWO 11'3' x 7'2' incl. wardobe and excl, door recess ( Having double glazed window to the rear aspect. An archway divides the two sections of the bedroom and there is a fitted wardrobe with hanging space and shelving. Radiator plumbed to the gas central heating system. BEDROOM THREE 11'5' max x 9'0' max (3.48m max x 2.74m max) Being 'L' shaped.
Double glazed window to the side aspect and a radiator plumbed to the gas central heating system. FAMILY BATHROOM 7'11' x 7'7' (2.41m x 2.31m) Having partially obscured double glazed window to the rear aspect, three piece white bathroom suite comprising of low level push button flush WC, a pedestal sink with chrome taps over and a panelled bath with chrome mixer tap and shower attachment over. Folding glazed shower screen, tiled splashbacks, wall mounted electric extractor and wall mounted shaving mirror and light above the sink and radiator plumbed to the gas central heating system. OUTSIDE FRONT The property is approached via a tarmac driveway which allows off-street parking for up to four cars, this also allows access to the side of the property, to the front of the garage, which sits behind the property, and to the pedestrian access to the rear garden. A hedge separates the front section of the garden from the pavement. Wall with inset metal railings to the right flank of the front garden and there is a herbaceous border. REAR There is a step down from the French doors from the kitchen dining room onto a patio area adjacent to the rear of the property. This leads onto the side access towards the rear of the garage. There is a further area of hardstanding behind the garage, herbaceous borders and both the rear and right boundaries are flanked with hedging. The remainder is laid to lawn. GENERAL INFORMATION TENURE Freehold. SERVICES We understand that mains water, gas, electricity and drainage are connected to the property. We have not carried out any form of testing of appliances, central heating or other services and prospective purchasers must satisfy themselves as to their condition and efficiency. FIXTURES AND FITTINGS Specifically excluded unless mentioned in these sales particulars. COUNCIL TAX Band D - Warwick District Council. REF SD/DMB/292/1 DIRECTIONS From the Agent's offices in Euston Place, travel up The Parade in a northerly direction crossing two sets of traffic lights. At the third set of traffic lights turn right onto Clarendon Avenue. Follow this to the traffic lights at the junction with Clarendon Street turning right and again heading in a northerly direction. This road becomes Lillington Road. Continue straight on at the first roundabout, take the third exit at the next roundabout onto the B4453 Cubbington Road travelling in a north-easterly direction. Follow this for ? mile and then turn left onto Telford Avenue. Kinross Road is the first turning on the right side and the property will be seen approximately 200m along on the left hand side. Postcode for sat-nav CV32 7ET. Wiglesworth & Co themselves and for the vendors or lessors of this property whose agents are, give notice that (i) the particulars are set out as general outline only for the guidance of intending purchasers or lessees and do not constitute part of an offer or contract: (ii) all descriptions, dimensions, references to condition and necessary permission for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them: (iii) no person in the employment of Wiglesworth & Co has any authority to make or give any representation or warranty whatever in relation to this property. "