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" Near to amenities and North West of central Hereford a much improved detached four bedroom

(one en-suite) family home which also has cloakroom, living room, dining room and large fitted breakfast/kitchen. Gardens to front and rear together with driveway and garage

LOCATION
196 Three Elms Road is located in a small select cul-de-sac of homes just off Three Elms Road. At Bobblestock there are a range of amenities including a supermarket and doctors surgery. Bus services are available and further facilities are available at Whitecross roundabout. There is a secondary school nearby and as a whole Hereford offers a wider variety of shopping, leisure and recreational facilities together with educational establishments and both bus and railway stations.

DESCRIPTION
196 Three Elms Road is a link detached established residence which has been the subject of a schedule of refitting and upgrading works over the years. All in excellent decorative order the property includes hallway with cloakroom off, a family living room, dining room and kitchen/breakfast room with four bedrooms on the first floor. The cloakroom, en-suite and bathroom have been refitted, windows are double glazed, a ducted warm air gas heating system is fitted and in more detail the accommodation comprises:-

ON THE GROUND FLOOR:

Canopy Porch
With double glazed door to

Reception Hall
With stairway to first floor, telephone point, under stair cupboard and with glazed panelled doors to the living room and dining room and with panel style door to cloakroom and door to boiler cupboard with "warm air" central heating boiler.

Cloakroom
Recently extensively refitted and with low level dual flush WC and wash basin with mixer tap, tiled course over and cupboards below. Double glazed window and porcelain effect floor tiles.

Living Room
6.2m

(20'4) x 3.3m

(10'10)
With double glazed French doors with adjacent windows opening to and overlooking the rear garden, feature granite fire surround, inset and hearth and with feature living flame effect electric fire, and second door to the

Kitchen / Breakfast Room
5.03m

(16'6) x 2.59m

(8'6)
With double glazed window overlooking the rear garden and with double glazed door and double glazed window to side from which a view is enjoyed across fields to the welsh hills in the distance. Porcelain effect tiled floor and with extensively fitted kitchen including a one and a half bowl sink unit with mixer tap and fitted base cupboard and drawer units with wood effect working surface over, tiled surrounds and matching eye level cabinets including wine racking, plate racking and glass fronted cupboards. Built in fridge and freezer units, recess with plumbing for automatic washing machine and fitted Diplomat electric oven with five ring gas hob over and cooker hood above. Sliding door to

Dining Room
3.58m

(11'9) x 2.59m

(8'6)
With double glazed bay window overlooking the front garden and with fields and rising woodland in the distance. Glazed panel door to reception hall.

ON THE FIRST FLOOR:

Landing
With smoke alarm, access hatch to loft storage space and with panel style doors to

Master Bedroom
3.99m

(13'1) x 3.3m

(10'10) (maximum)
With double glazed window to rear enjoying a side view across fields to welsh hills in the distance. This room is fitted with wardrobes behind four sets of mirror fronted sliding doors and including hanging rails and storage shelving. Panel style door to

En-Suite Shower Room
With wide tiled shower cubicle, sliding doors and electric shower unit, pedestal wash basin with mixer tap and tiled course over together with dual flush WC. Porcelain effect floor tiles, double glazed window and extractor unit together with electrically heated ladder style radiator.

Bedroom 2
3m

(9'10) x 2.59m

(8'6)
With double glazed window to rear and wall light.

Bedroom 3
3.73m

(12'3) x 2.29m

(7'6) (plus deep door recess)
With double glazed window to front overlooking the close and with an offset view across fields to rising woodland in the distance and recessed over stair storage cupboard with fitted shelves.

Bedroom 4
3m

(9'10) x 2.57m

(8'5) (plus door recess)
With double glazed window to front again with offset view over fields to rising woodland in the distance.

Bathroom
2.46m

(8'1) x 1.45m

(4'9)
Attractively appointed and with tiled walls and suite comprising offset corner bath with electric shower over, pedestal wash basin and low level WC. Ceramic floor tiles and double glazed window.

OUTSIDE:

Gardens
At the front of the property there are lawned garden areas and immediately to the front of the residence there is a planted border of bulbs and roses. The property has the benefit of a private side pathway which is accessed through an iron gate and to the side there are lawns which are again bordered, running to a private rear garden which has deep well stocked borders featuring roses and an established fir. There is also a slabbed patio area and a pathway leads to the driveway which leads to the DETACHED GARAGE.

The garden on two sides is bounded by a brick wall and on the third by a evergreen hedge. Within the rear garden there are a wealth of established shrubs and trees and two the side an outlook is enjoyed across fields to the welsh hills in the far distance.

Detached Garage
5.31m

(17'5) x 2.46m

(8'1)
With up and over door to front, electric light and personal door to garden.

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 is available for this property and the results are shown in the adjacent charts. More information is available on request.

DIRECTIONAL NOTE
From central Hereford proceed West for the length of Whitecross Road. At the roundabout take the third exit into Three Elms Road. Continue along Three Elms Road and Number 196 will be found in the cul-de-sac on the right hand side before reaching Bobblestock. (ID9244 21/05/2010)




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. "