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" This well presented semi detached home enjoys views over Elms Park Recreation Ground at the rear and provides accommodation including an entrance hall, living/dining room, kitchen, study/sitting room and wc to the ground floor, with the first floor landing giving access to three bedrooms (one with a dressing room) and the family bathroom.

Benefiting from gas central heating and UPVC double glazing the property has parking for up to two vehicles at the front and enclosed gardens to the rear.

Situated close to the heart of Ruddington village, the property is within easy reach of excellent local facilities including shops, schools, churches, a doctors surgery and country park.

Viewing is recommended.

Directions Elms Park can be located off Kirk Lane and High Street, Ruddington. The accommodation is arranged over two floors and includes:- GROUND FLOOR ACCOMMODATION UPVC Entrance Door At the front of the property gives access to the:- Entrance Hall Dog leg staircase to the first floor, laminate flooring, ceiling light point, telephone point, under stairs storage cupboard, glazed panelled doors giving access to the kitchen and the:- Living / Dining Room 6.10m x 3.81m

(20'0 x 12'06) A dual aspect room with a UPVC double glazed window to the front elevation and UPVC double glazed patio doors giving access to the rear garden, two ceiling light points, two radiators, television point, feature fireplace with marble effect surround and mounted electric fire, buit in storage cupboard Kitchen 4.14m x 3.18m

(13'07 x 10'05) Fitted with a range of Oak effect base and wall units, roll edge work surfaces, inset single drainer stainless steel sink unit with cupboard under, electric oven and gas hob with extractor hood over, space for a fridge/freezer, space and plumbing for a washing machine, UPVC double glazed window to the side elevation, two ceiling strip lights, glass panelled door leading in to the:- Hallway UPVC door leading outside, ceiling spot lights, door to the sitting room/study and further door to the:- Ground Floor WC Low flush wc, UPVC double glazed window to the side elevation, vinyl floor covering, ceiling light point. radiator, Study / Sitting Room 2.95m x 2.36m

(9'08 x 7'09) UPVC double glazed window to the rear elevation, ceiling light point, radiator, television and telephone points, storage cupboard. FIRST FLOOR ACCOMMODATION First Floor Landing UPVC double glazed windows to the side and front elevations, ceiling spot lights to stairs, ceiling light point to the landing, loft access hatch, storage cupboard, doors giving access to three bedrooms and the bathroom. Bedroom Two 3.30m x 2.72m

(10'10 x 8'11) UPVC double glazed window to the front elevation, ceiling light point, radiator, telephone point, built in wardrobes. Bedroom One 3.86m x 3.28m

(12'08 x 10'09) UPVC double glazed window to the rear elevation, ceiling light point, radiator, telephone point, built in wardrobes. Bedroom Three 3.07m x 2.24m (10'01 x 7'04) UPVC double glazed window to the side elevation, ceiling light point, radiator, built in storage cupboards, telephone point, archway giving access to the:- Dressing Room Ceiling light point, radiator, built in storage cupboard. Bathroom 2.06m x 1.78m

(6'09 x 5'10) Fitted with a three piece suite comprising panelled bath with mains shower over, low flush wc and pedestal wash hand basin. Fully tiled walls, opaque UPVC double glazed window to the rear elevation, ceiling spot lights, heated towel rail. OUTSIDE To the front pf the property there is a driveway providing off road parking for two vehicles with a shaped lawn and borders adjacent, and a pathway to the entrance door. There is fencing to the front boundary and a pathway giving gated access to the rear.

At the rear of the property the garden enjoys views over Elms Park Recreation Ground, which leads to Ruddington Country Park. Enclosed by timber screen fencing, the garden includes a patio seating area with shaped lawn and planted borders and beds beyond, A paved pathway leads to the timber shed at the rear of the plot. Disclaimer Notes Fixtures and fittings other than those mentioned are to be agreed with the Seller. All measurements are approximate and are taken using a lazer tape. Property Misdescriptions Act 1991. Statements contained within this brochure are provided in good faith and are understood to be accurate, although cannot be guaranteed since we rely on information provided by other parties. Prospective purchasers are advised to satisfy themselves as to the validity of the information contained, either by inspection or through their solicitors, prior to any exchange of contracts to purchase. Services have not been tested and it is recommended that purchasers undertake independent tests on all services and mechanical installations, prior to exchange. Details correct at time of going to print. Money Laundering Under the Protecting Against Money Laundering and the Proceeds of Crime Act 2002, Thomas James require any successful purchasers proceeding with a purchase to provide two forms of identification i.e. passport or photocard driving license and a recent utility bill. This evidence will be required prior to Thomas James instructing solicitors in the purchase or the sale of a property. "