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" An exceptional four bedroom detached home upgraded to a high standard and offering two reception rooms, conservatory and recently installed kitchen, with all the ground floor having ceramic tiled floors. Driveway to garage and character rear gardens

DRAFT PARTICULARS ONLY

LOCATION
Bodmin Close is located just off Stanbrook Road on the now established Belmont development about 1 mile south of Hereford city centre. Bodmin Close is a cul-de-sac and there are a range of amenities nearby, with Hereford offering a further variety of shopping, leisure and recreational facilities, together with educational establishments and both bus and railway stations.

DESCRIPTION
11 Bodmin Close is an established detached home that has been the subject of an extensive schedule of refitting and upgrading works, that have resulted in the provision of a most comfortable four bedroom detached family home. The ground floor is tiled, the kitchen is superbly refitted in a contemporary style, a conservatory has been added and the property has a utility room and cloakroom. The four bedrooms are of a good size, the family bathroom is refitted in a modern style and the gardens are a feature, having been part hard-landscaped to provide seating and outside dining areas. In more detail the accommodation comprises:

ON THE GROUND FLOOR:

Feature Entrance Porch
With panel door with leaded double glazed window to side, opening to:

Reception Hall
With stairway with wooden banister to first floor, coving to ceiling, dado rail, radiator, telephone point and feature ceramic tile floor. Door to understair cupboard with automatic light and panel style doors to the kitchen and:

Living Room
5.05m

(16'7) x 3.3m

(10'10)
With leaded double glazed window to front having wood surround, coved ceiling, brushed steel light switches, two radiators and feature marble fire surround and hearth. Television point and ceramic tile floor. A pair of glazed doors open to:

Dining Room
3.02m

(9'11) x 2.77m

(9'1)
With coved ceiling, radiator, feature ceramic tile floor, panel style door to the kitchen and wide opening to:

Conservatory
3.23m

(10'7) x 2.92m

(9'7) (maximum)
With triplex roof, double glazed windows and pair of double glazed French doors opening to the garden. Feature mosaic effect ceramic tile floor. The conservatory enjoys a fine outlook over the landscaped rear gardens.

Kitchen
3.23m

(10'7) x 3m

(9'10)
With double glazed window overlooking the rear garden having wood surround. The kitchen area is superbly appointed with wood effect base cupboard and drawer units with working surface over, glass tiled surrounds and matching eye level cabinets. Sunken stainless steel twin sink units with flexible mixer tap over and waste disposal unit, upright wall radiator, brushed steel light and power points and matching built in units housing the tall fridge freezer and pull out larder unit. Sunken ceiling lights, recess for range style cooker and Electrolux stainless steel extractor unit. Ceramic tile floor. Panel style door to:

Utility Room
2.01m

(6'7) x 1.63m

(5'4)
With double glazed window and with door to rear and with a continuation of the floor tiles and wall tiles to the kitchen and with fitted working surface with plumbing below for washing machine and dishwasher. Wall mounted radiator and wall mounted gas fired boiler providing central heating and domestic hot water. Panel style door to:

Cloakroom
With fully tiled walls, tiled floor and white suite comprising low level wc and wash basin, ladder type radiator. Double glazed window with wood surround.

ON THE FIRST FLOOR:

Landing
With an access hatch to loft space, dado rail and with panel style doors to the bedrooms, bathroom and AIRING CUPBOARD with insulated hot water cylinder.

Bedroom 1
4.27m

(14') x 4.22m

(13'10)
With leaded double glazed window to front and radiator, built-in range of units including double wardrobe cupboard with hanging rail and shelf and two single wardrobe cupboards with hanging rail linked by over-bed cabinets and with bedside drawer units together with knee hole dressing table with fitted drawers. Telephone point. Panel style door to:

En Suite Shower Room
With recently and fully tiled walls and floor and having suite comprising low level wc, pedestal wash basin with mixer tap and walk-in shower cubicle with power shower with plunge head. Ladder type radiator, double glazed window, sunken ceiling light and extractor unit together with vanity mirror with light over.

Bedroom 2
4.09m

(13'5) x 2.57m

(8'5)
With leaded double glazed window to front with wood surround, radiator and panel style door to overstair wardrobe/storage cupboards (5'5 x 3'1 maximum) with hanging rail amd storage shelf.

Bedroom 3
3.35m

(11') x 3.05m

(10')
With double glazed window overlooking the rear garden with wood surround and having radiator and ceiling spotlight fitting.

Bedroom 4
2.54m

(8'4) x 2.49m

(8'2)
With double glazed window with wood surround overlooking the rear garden and radiator together with ceiling spotlight fitting.

Superbly Appointed Family Bathroom
Recently installed and having fully tiled walls and suite comprising bath with central wall mounted tap fitting, power shower with plunge head over together with glass contemporary wash basin and wall hung dual flush wc. Extractor unit, sunken ceiling lights, "matt" ladder radiator and electric shaver point. Double glazed window with wood surround.

OUTSIDE:

Parking and Garage
At the front of the property there is a double width tarmac driveway with stone border which runs to the INTEGRAL GARAGE (16'7 x 8'2) with electrically operated up and over door to front, electric light and power points.

Garden
To the front of the sitting room window there is a mature ornamental tree set in a cultivated bed with a wide variety of flowering plants together with a circular ornamental pool with cut paving slabs surround. Access to the rear may be achieved to the left hand side of the residence through a gated private side pathway. There is an outside tap, electric power and lights. To the rear there is a wooden decked area, beyond which there is an area of lawn flanked by a pebbled border and garden store. Off the decked area there is a granite slab feature with inset fishpond, built-in lighting and step to a seating area. Throughout the garden there are numerous trees and shrubs. The rear garden enjoys a good degree of privacy and is a further attribute of the property.

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.

DIRECTIONS
From central Hereford proceed south over Greyfriars Bridge and take the second exit into Belmont Road (A465). Proceed to the roundabout, take the third exit, Northolme Road, and then turn left into Stanbrook Road. Bodmin Close is the first right-hand turn. 18th May 2011 - ID10555










Watkins & Thomas LLP registered in Cardiff, No: OC301123. These particulars are used on the strict understanding that all negotiations are conducted through WATKINS & THOMAS LLP. MISREPRESENTATION ACT - 1967 WATKINS & THOMAS LLP, for itself and for the Vendors of this property whose agent it is give notice that: 1. These particulars do not constitute, nor constitute any part of an offer or contract. 2. All statements contained in these particulars as to this property are made without responsibility on the part of WATKINS & THOMAS LLP or the Vendor. 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 5. The Vendor does not make or give, and neither WATKINS & THOMAS LLP nor any person in its employment has authority to make or give any representation or warranty whatever in relation to this property


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. "