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" Occupying a good sized plot, on a quiet cul-de-sac, next to a large park, with an attractively landscaped rear garden: this well presented three bedroomed semi-detached house is exceptionally well located in a convenient position close to the tram route which provides easy access to the city centre, central hospitals and universities. Equally ideal for the first time buyer or young family/professional couple, the accommodation offers a gas fired central heating system, burglar alarm, uPVC double glazing with many of the rooms enjoying views at the front over the city scape. Reception hall, stairs up to the first floor landing, good sized living room, large dining kitchen with a range of contemporary style units and integrated appliances, cloak room with w.c., second floor landing, with three bedrooms and bathroom having a white suite. Block paved double width driveway, ample parking, integral garage and an attractive larger than average rear garden with Indian stone patio. Viewing recommended.

THE ACCOMMODATION COMPRISES RECEPTION HALL Having a front door, uPVC double glazed window, central heating radiator, vinyl flooring and ceiling and inset spotlights. Useful, good sized under stairs storage area. FIRST FLOOR LANDING With central heating radiator. LIVING ROOM 4.69m(15'5'') x 3.76m(12'4'') Being a good sized principal reception room enjoying excellent natural light courtesy of the uPVC double glazed window to the front enjoying views over the city scape. uPVC double glazed French door to the front facing balcony. Two central heating radiators and ceiling light point. LARGE DINING KITCHEN 4.72m(15'6'') x 2.83m(9'3'') The kitchen having a range of contemporary style fronted base and wall cupboards, inset one and a half bowl stainless steel sink unit with mixer tap. Integrated appliances, having a brushed stainless finish, comprising a Smeg fan assisted electric oven, Smeg four ring gas hob, Smeg stainless steel finish splash back and illuminated extractor canopy above. Integrated Smeg fridge and freezer and space for a dishwasher. uPVC double glazed window to the front, spotlights to the ceiling, central heating radiator and uPVC double glazed sliding patio door to the garden. The gas fired central heating boiler is housed within one of the units. . . CLOAKROOM Having a low flush white w.c. and wash hand basin with tiled splash back. Central heating radiator, extractor fan and uPVC double glazed window having translucent glass. SECOND FLOOR LANDING With access to the roof space which is boarded for storage, has a light and is approached via a pull down loft ladder. BEDROOM 1 3.78m(12'5'') x 2.62m(8'7'') With central heating radiator set beneath the front facing uPVC double glazed window with distant views. The maple style built in wardrobes are available by separate arrangement. BEDROOM 2 2.82m(9'3'') x 2.58m(8'6'') Having central heating radiator, uPVC double glazed window to the rear and cupboard over the stair head housing the water cylinder. BEDROOM 3 2.73m(8'11'') x 2.03m(6'8'') With central heating radiator and uPVC double glazed window to the front. BATHROOM With a white suite comprising bath with thermostatic controlled shower above and tiled surround, pedestal wash basin with tiled splash back and low level w.c. Shaver point, extractor fan, central heating radiator and uPVC double glazed window with translucent glass. OUTSIDE Block paved double width, forecourt driveway/parking space for two vehicles leads in providing access to the integral garage.
Path extends by the side of the house with gate opening to the rear garden which is undoubtedly an important attribute to the property enjoying a predominantly southerly aspect and being unusually generously proportioned for a modern semi detached house and has been professionally landscaped to initially comprise a broad Indian stone and gravelled sitting out area ideal for alfresco dining/entertaining with small vegetable garden to the side. Short flight of steps up to a lawn which is bordered by dwarf walling and herbaceous beds. The garden is enclosed to the perimeter. External light. . INTEGRAL GARAGE 5.25m(17'3'') x 2.58m(8'6'') Having up and over door, power, light and broadening at the far end at one side with the dog leg section measuring 2.24m(7'4) x 1.86m(6'1) forming a utility area with inset one and a half bowl stainless steel sink unit, fitted base cupboard, plumbing for a washing machine and space for a tumble dryer. NOTE The property stands in a regeneration area and is exempt from stamp duty. FIXTURES & FITTINGS Certain furnishings may be purchased by separate agreement with the Vendors. OFFER PROCEDURE Before contacting a Building Society, Bank or Solicitor you should make your offer to the branch dealing with the sale as any delay may result in the sale being agreed to another purchaser incurring unnecessary costs. Under the Estate Agency Act 1991 you will be required to provide us with financial information in order to verify your position, before we can recommend your offer to the vendor. We will also require proof of identification in order to adhere to Money Laundering Regulations. VALUER Tim Heaton/pp VIEWING Strictly by appointment through our Banner Cross office on (0114) 268 3241. FLOORPLANS The following plans are for guidance purposes only and under no circumstances should they be relied upon for use in planning carpets and other such fixtures, fittings or furnishings. While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point, which is of particular importance to you, please contact the relevant office. SERVICES: The Agents have not tested any apparatus, equipment, fittings or services and so cannot verify they are in working order. The buyer is advised to obtain verification. MEASUREMENTS: Please note all the measurement details are approximate and should not be relied upon as exact.
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