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" A modern, two-storey, three bedroomed, semi-detached house offering well presented, gas centrally heated, UPVC double glazed accommodation comprising entrance hall, lounge, dining kitchen and ground floor w.c., three first floor bedrooms, principal bathroom and en-suite, together with a decked rear garden, single garage and driveway providing off-road parking for one vehicle, situated in this favoured east Leicester suburb. EPC TBC.

GENERAL INFORMATION: The convenient and sought-after suburb of Hamilton is located to the north-east of Leicester's City centre and is well known for its popularity in terms of convenience for ease of access to the afore-mentioned centre of employment, as well as the market towns of Loughborough, Melton Mowbray, Oakham, Uppingham and Market Harborough, the East Midlands International Airport at Castle Donington, the adjoining Charnwood Forest with its many scenic country walks and golf courses, and Leicester's Ring Road which links Hamilton to Junction 21 of the M1\M69 motorway network for travel north, south and west, and the adjoining Fosse Park and Meridian shopping, entertainment, retail and business centres. Hamilton also offers a fine range of local amenities including a 'Tesco' superstore shopping centre, shopping for other day-to-day needs, a wide variety of recreational amenities including eighteen hole golf courses at the Scraptoft and Humberstone Heights Golf Clubs, schooling for all ages (including the new Gateway College) and regular bus services to the Leicester City centre. DETAILED ACCOMMODATION ON THE GROUND FLOOR: OVERHEAD CANOPY With external light fitting and access through part obscure glazed front entrance door to: ENTRANCE HALL With laminate wood effect floor covering, central heating radiator, ceiling light point and staircase rising off to first floor with store cupboard below. Door to: LOUNGE 15'3 x 10'1 (4.65m x 3.07m) With UPVC double glazed window to front elevation fitted with venetian blind, laminate floor covering, central heating radiator, ceiling light point and UPVC framed double glazed French doors opening onto rear garden decked terrace. FURTHER VIEW OF LOUNGE DINING KITCHEN 13'0 max. x 15'4 max. (3.96m max. x 4.67m max.) Comprising: KITCHEN AREA With matching range of base and wall-mounted cupboard and drawer storage units with rolled edge work surfaces incorporating single bowl stainless steel sink and drainer unit with hot and cold mixer tap, space and plumbing for automatic washing machine and dishwasher under, tiled splashbacks and UPVC double glazed window to rear elevation over fitted with Roman blind. Integrated appliances including built-under single electric oven with stainless steel four-ring gas hob, tiled splashbacks and extractor hood over. Also with tiled floor, central heating radiator and ceiling light point. DINING AREA With tiled floor, central heating radiator, UPVC double glazed window to front aspect fitted with Roman blind, ceiling light point and t.v. point. DOWNSTAIRS W.C. With two-piece suite comprising pedestal wash hand basin and low flush w.c. Also with central heating radiator, ceiling light point and UPVC double obscure glazed rear window. ON THE FIRST FLOOR: STAIRCASE AND LANDING with UPVC double glazed window to front elevation, ceiling light point and loft access, leads to: MASTER BEDROOM SUITE Comprising: BEDROOM 1 11'6 max. x 10'4 max. (3.51m max. x 3.15m max.) With UPVC double glazed window to front elevation fitted with venetian blind, central heating radiator, ceiling light point and t.v. point. Door to: EN-SUITE SHOWER ROOM With three-piece suite comprising pedestal wash hand basin, low level w.c. and fully tiled shower enclosure with shower unit incorporating flexi hose to sliding track, together with glazed shower door and screen. Also with central heating radiator, ceiling light point and UPVC double obscure glazed rear window. BEDROOM 2 14'1 max. x 7'6 max. (4.29m max. x 2.29m max.) With UPVC double glazed window to rear elevation, central heating radiator and ceiling light point. BEDROOM 3 12'0 max. x 7'5 max. (3.66m max. x 2.26m max.) With UPVC double glazed window to front elevation, central heating radiator, ceiling light point and shelved airing cupboard housing lagged hot water cylinder. PRINCIPAL BATHROOM With three-piece suite comprising pedestal wash hand basin with hot and cold mixer tap, panelled bath with part tiled surround and low level w.c. Also with central heating radiator, extractor fan and UPVC double obscure glazed rear window. OUTSIDE: The property is situated on a corner plot with an open-plan frontage comprising lawn to front and side and a paved footpath leading to the front door. REAR GARDENS The rear garden is enclosed by fenced surrounds and comprises a decked area. A gate leads to a side driveway providing off-road parking for one vehicle and giving access to a SINGLE GARAGE with metal up-and-over door. SERVICES: All mains services are understood to be available. Hot water for central heating and domestic purposes is gas fired and ample electric power points are fitted throughout the property which is double glazed with UPVC sealed units and benefits from a security alarm system. There is an annual fee for the maintenance of public greenbelt areas within the Hamilton development. This amounted to approximately ?70.00 in 2012. Prospective purchasers should request their own Solicitor to check and confirm these details are correct and whether they apply to this particular property. FIXTURES AND FITTINGS: All fixtures and fittings mentioned in the sales particulars are included in the sale. VIEWING: Strictly through Moore & York Ltd., who will be pleased to supply any further information required and arrange appropriate appointments. FLOOR PLANS: Purchasers should note that if a floor plan is included within property particulars it is intended to show the relationship between rooms and does not reflect exact dimensions or indeed seek to exactly replicate the layout of the property. Floor plans are produced for guidance only and are not to scale. Purchasers must satisfy themselves of matters of importance by inspection or advice from their Surveyor or Solicitor. MAKING AN OFFER: As part of our service to our Vendors, we have a responsibility to ensure that all potential buyers are in a position to proceed with any offer they make and would therefore ask any potential purchaser to speak with our Mortgage Advisor to discuss and establish how they intend to fund their purchase. Additionally, we can offer Independent Financial Advice and are able to source mortgages from the whole of the market, helping you secure the best possible deal and potentially saving you money. If you are making a cash offer, we will ask you to confirm the source and availability of your funds in order to present your offer in the best possible light to our Vendor. IMPORTANT INFORMATION: Although we endeavour to ensure the accuracy of property details we have not tested any services, heating, plumbing, equipment or apparatus, fixtures or fittings and no guarantee can be given or implied that they are connected, in working order or fit for purpose. We may not have had sight of legal documentation confirming tenure or other details and any references made are based upon information supplied in good faith by the Vendor. Please would you contact Moore & York to check the availability of any property and make a viewing appointment via ourselves before embarking on any journey to see a property to avoid disappointment. Directions Proceed out of Leicester in an easterly direction along the A47 Uppingham Road, into Humberstone, and eventually just prior to Humberstone Park on the right hand side, turn left into Humberstone Drive. Continue along Humberstone Drive, carrying straight on into Lower Keyham Lane, and straight on again onto Maidenwell Avenue. Follow Maidenwell Avenue through a series of roundabouts until reaching a large roundabout called 'Hamilton Circle' and here, take the last exit onto Pickhill Road. Continue down Pickhill Road, left onto Heritage Way and immediate left into Kepwick Road, continuing straight over the roundabout and then turn right onto Timble Road where the property can be identified by the agents 'for sale' board. You may download, store and use the material for your own personal use and research. 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