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SITUATION:  Besley Close is a quiet no through road at the top of Canal Hill with easy access to the local shops and walks along the towpath of the Grand Western Canal.  There is a regular bus service into Tiverton town centre a short distance away.  From its elevated location delightful views can be enjoyed stretching across to Knightshayes and as far as Wellington monument.

The accommodation is extremely well presented and has been extended at the rear to allow for an l-shaped lounge, good sized kitchen/dining room and cloakroom on the ground floor together with a large conservatory.  On the first floor are two double bedrooms, a single bedroom and a family bathroom.  The property has uPVC double glazing, gas central heating and benefits from a single garage and additional parking.

ACCOMMODATION COMPRISING:  Obscure glazed uPVC door opening into an entrance porch with window to front aspect, storage cupboard and door opening into...

ENTRANCE HALLWAY:  Two useful storage cupboards, laminate flooring, radiator and stairs to first floor.  Doors to lounge, kitchen and cloakroom.

LOUNGE:  3.98m

(13'0) x 5.97m

(19'7) Max  Large picture window to the front aspect with fantastic views across Tiverton and the hills beyond.  Electric feature fireplace with wood surround.  Two radiators.

KITCHEN / DINING ROOM:  5.88m

(19'3) x 3.82m

(12'6) Max  Fitted with a range of floor and wall mounted cupboards and drawer units with roll top work surfaces over and tiled splashbacks.  Integral double Neff oven with gas hob and extractor over, space and plumbing for washing machine and dishwasher, space for fridge/freezer and further appliance space.  Inset sink and drainer.  A door from the kitchen area opens into the conservatory and further wooden double doors from the dining area also open into the conservatory.

CONSERVATORY:  5.22m

(17'1) x 2.74m

(8'11)  A fantastic conservatory making the most of the south facing aspect and built to a high specification with energy efficient glass and central heating radiator enabling year round use.  A versatile room that is used by the current owners as a large dining room.

CLOAKROOM:  White low level WC and wash hand basin.  Radiator and extractor fan.

FIRST FLOOR LANDING AREA:  Hatch to roof space, airing cupboard, radiator and doors to all first floor rooms.

BEDROOM 1:  3.25m

(10'7) x 3.21m

(10'6)  Radiator and window to front aspect with far reaching views.

BEDROOM 2:  3.04m

(9'11) x 2.67m

(8'9)  Radiator and window overlooking rear garden.

BEDROOM 3:  2.59m

(8'6) x 2.22m

(7'3)  With built in over stair bed with storage under, radiator and window to front aspect with far reaching views.

BATHROOM:  White suite consisting of panelled bath with Mira electric shower over, low level WC and pedestal wash hand basin.  Radiator, vinyl flooring and part tiled walls.  Two obscure glazed windows to rear aspect.

OUTSIDE:  To the front of the property is a garden which is laid with gravel for ease of maintenance with a central path to the front door and mature shrub borders.

REAR GARDEN:  Accessed from the conservatory, steps lead up to a large patio area laid with attractive stone paving and with ample room for a table and chairs for al fresco dining.  Some further steps lead to a mid section with slate chippings beyond which a path leads to a raised decking area with wooden balustrade providing a further seating area with a high degree of privacy.  This area also houses a wooden storage shed.

GARAGE:  There is a single garage with up and over door in close proximity to the property.  To the front of the garage there is parking for one car.

COUNCIL TAX:  Band B

EPC:  D  A full copy of the EPC is available from the Agent. "