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" On the southern outskirts of the city, a very well presented two bedroom inner terrace home, which has a conservatory extension, gas central heating and replacement double-glazed windows. Double-car-length driveway and garden area.

Hall, kitchen, living room, conservatory, 2 bedrooms, bathroom.

LOCATION
The Dales is located on The Pastures development just off Holme Lacy Road on the southern outskirts of Hereford. The locality is served by a range of amenities and Hereford as a whole offers a variety of shopping, leisure and recreational facilities, together with educational establishments and both bus and railway stations.

DESCRIPTION
17 The Dales is an inner terrace home which is presented in excellent decorative order, a conservatory has been added at the rear, windows have been replaced with UPVC double-glazed units which have a wood-grain effect and a gas fired central heating system is installed. With a long driveway to the front and garden at the rear, the accommodation in more detail comprises:

ON THE GROUND FLOOR:

Entrance Porch
With canopy, outside light and door to:

Hall
With coved ceiling, painted timber panelling to dado height, panel style door to the living room and arched opening to:

Kitchen
2.69m

(8'10) x 2.44m

(8'0)

With double-glazed window to the front and fitted base cupboard and drawer units with roll-edge working surface over, counter lighting, tiled surrounds and matching eye level cupboards including glass-fronted unit and with tall storage cupboard in which are housed the fridge and freezer units. 1bowl sink unit with drainer and mixer tap, recess with plumbing for washing machine and recess with points for electric and gas cooker. Cooker hood, extractor unit, coved ceiling and wall mounted gas fired boiler providing central heating and domestic hot water.

Living Room
4.78m

(15'8) x 3.61m

(11'10)

With coved ceiling, dado rail, two radiators, telephone point and television point. Stairway to first floor and sliding double-glazed patio door opening to:

Conservatory
2.95m

(9'8) x 2.74m

(9'0)

With double-glazed elevations off timber base with Triplex roof over and with pair of double-glazed doors opening to and overlooking the rear garden.

ON THE FIRST FLOOR:

Landing
With access hatch to loft space with sliding ladder and with panel style doors to:

Bedroom 1
3.66m

(12'0) x 2.72m

(8'11)

With coved ceiling, double-glazed window to front, dado rail and radiator.

Bedroom 2
3.58m

(11'9) x 2.06m

(6'9)

With coved ceiling, double-glazed window to front and radiator. Overstair storage cupboard.

Bathroom
With suite comprising bath with shower attachment to taps, low level WC and pedestal washbasin with glass shelf over. Coved ceiling, part tiled walls, extractor unit, double-glazed window and radiator.

OUTSIDE:

Driveway
The property has the benefit of a long tarmacadam driveway which provides off-road parking for at least two vehicles. The driveway is flanked by a paved pathway.

Gardens
To the front of the property there is a strip of lawn and an area provided with paving slabs.

At the rear there are further paving slabs and an opening in a picket type fence leads to a small lawned area where there are deep, well-stocked borders. There is also a garden store and boundaries are formed with panel fencing. It is understood that the property has the benefit of a rear pedestrian right of access.

SERVICES
It is understood that mains electricity, gas, water and drainage services are connected to the property. Confirmation in respect of mains service supplies should be obtained by the prospective purchaser. None of the electrical goods or other fittings has been tested and they are sold without warranty or undertaking that they are installed to current standards.

ENERGY PERFORMANCE CERTIFICATE
An Energy Performance Certificate has been prepared in respect of this property and the results are shown in the adjacent charts. More information is available on request.

VIEWING

Strictly by appointment through the agents, telephone Hereford (01432) 272280.

DIRECTIONAL NOTE
From the centre of Hereford proceed south over Greyfriars Bridge and at the roundabout take the first exit onto the A49 Ross Road. At the traffic lights by the Broadleys public house turn left into Holme Lacy Road and at the next roundabout bear right into Hoarwithy Road. Just before the railway bridge turn left into The Pastures and then on reaching The Dales turn left and No. 17 will be identified on the left hand side by the agent's 'For Sale' board.

FOR FURTHER INFORMATION
PLEASE CONTACT David A. Watkins FRICS or Steven J. Thomas BSc (Est Man) FNAEA on Hereford (01432) 272280. For a selection of other properties currently available, please visit www.watkinsandthomas.co.uk , www.teamprop.co.uk , www.rightmove.co.uk or www.globrix.com.

17 February 2012
ID13342

THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "