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" VENDOR COMMENT: Located a stones throw from the heart of the student district of Fallowfield, this well appointed property offers ideal rental opportunities. Fully compliant to recent letting regulations, the property is currently let with three good sized double bedrooms and a useful spare.

Laid over two floors this terraced home is currently laid out with a bedroom, lounge and kitchen to the ground floor and two bedrooms, study/office, and modern bathroom to the first. To the rear is an enclosed yard with brick built storage shed.

DIRECTIONS FROM OUR WITHINGTON OFFICE:
Proceed towards Fallowfield up the Wilmslow Road turning right at the third set of traffic lights on to Ladybarn Road being careful to keep to the left and not head in to Sainsbury's car park! At the first crossing turn right on to Ladybarn Lane, and Cedar Grove can be found as the third road turning on the right hand side.

Lovingly owned mid terraced three bedroom property with original features such as a stained glass window and original Victorian period fire places. Currently modernised with full HMO compliant fire system and fire doors, contemporary kitchen and double glazed French doors that open to the yard.

In further detail, the accommodation comprises:

ENTRANCE HALLWAY
with stained glass window to the front aspect, access to all ground floor rooms, stairs to the first floor, emergency lighting, fire detector, fire alarm panel, break glass point, burglar alarm panel, wall hung radiator and UNDERSTAIRS CUPBOARD with central heating timer, storage and washing machine.

DINING ROOM/BEDROOM FOUR: 10' 8" (Max) x 13' 5" (3.25m

(Max) x 4.09m)
uPVC double glazed box window to the front elevation, wall hung radiator, coving to ceiling, feature fireplace with tiled surround, and self-closing fire door with intumescent seal.

LOUNGE: 10' 8" (Max) x 12' 4" (3.25m

(Max) x 3.76m)
uPVC double glazed French doors opening into rear courtyard, wall hung radiator, self-closing fire door with intumescent seal. and ornamental feature fireplace

KITCHEN: 6' 6" x 8' 6" (1.98m x 2.59m)
Contemporary fitted kitchen comprising of base and eye level units with roll top work surfaces, stainless steel bowl and a half sink unit with drainer and mixer taps, ceramic tiled splash backs, integrated tall fridge freezer, integrated oven, four ring gas hob with pyramid extractor hood over, uPVC double glazed window to the rear aspect, tile affect laminate flooring, self-closing fire door with intumescent seal, fire detector, wall mounted fire blanket and fire extinguisher

FIRST FLOOR LANDING:
providing access to all first floor rooms, exposed wood spindle balustrade and banister, emergency lighting, fire detector and fire extinguisher

BEDROOM ONE: 11' 11" (Max) x 12' 3" (3.63m

(Max) x 3.73m)
uPVC double glazed window to the rear elevation, self-closing fire door with intumescent seal, fire detector, wall hung radiator and feature fire surround.

BEDROOM TWO: 10' 7" (Max) x 11' 2" (3.23m

(Max) x 3.4m)
uPVC double glazed window to the front elevation, self-closing fire door with intumescent seal, fire detector, wall hung radiator and ornamental fireplace.

BEDROOM THREE: 6' 6" x 7' 2" (1.98m x 2.18m)
uPVC double glazed window to the front elevation, self-closing fire door with intumescent seal, fire detector, wall hung radiator and loft access. VENDOR COMMENT: This fourth smaller room has been let previously with a single raised bed, used as a study and also as a store room.

BATHROOM: 5' 4" x 8' 6" (1.63m x 2.59m)
A white three piece suite comprising of vanity wash hand basin with under sink storage, toilet and panelled bath with electric Gainsborough shower over. There are partially tiled walls, extractor fan, wall hung radiator, storage cupboard housing gas central heating boiler, self-closing fire door with intumescent seal, and uPVC double glazed window to rear elevation

OUTSIDE:
Very useable courtyard to the rear enclosed by a tall wall with timber gate to rear access and bricked built storage.

ADDITIONAL INFORMATION:
Local Authority: Manchester City Council
Council Tax Band: B
Tenure: Freehold

LOCAL AMENITIES:
Groceries:
0.20mi Sainsbury's Supermarket
0.31mi Co-operative Supermarket
0.53mi Alan Grocery
0.53mi Iceland Foods Ltd

Schools:
0.08mi Ladybarn Community
0.42mi Withington Girls's School
0.57mi Manchester High School for Girls
0.58mi The Manchester Grammar School

Parks:
0.48mi Ladybarn Park
0.62mi Old Moat Park
0.67mi Platt Fields Park
0.87mi Birchfields Park

AREA INFORMATION:
Fallowfield is very conveniently located for access into the city being just a few miles away and providing good road links and also Mauldeth Road train station. The area has a range of shopping facilities including Sainsburys, Somerfield, Iceland and a good selection of restaurants, bars and cafe's. Fallowfield is home to the prestigious Manchester Grammar School which regularly features amongst the top ten in the United Kingdom for it's academic achievements. Due to the large number of temporary student residents within the area, Fallowfield is a lively and dynamic district, with Wilmslow Road forming its main artery and the innumerable takeaway food outlets and convenience stores that supply and maintain a student population.

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. "