GROUND FLOOR

APPROACH:
via pathway leading from the parking area in front of the rank of four terraced houses, where no. 61 is the last house and end of terrace. There is a pathway leading up to the covered entrance and main front door to the property.

ENTRANCE HALLWAY: (10' 7'' x 3' 2'') (3.22m x 0.96m)
engineered oak flooring, radiator, staircase rising to first floor landing, wall mounted thermostat control for the central heating. Doors leading off to the through lounge/dining room, kitchen and ground floor cloakroom/wc.

THROUGH LOUNGE/DINING ROOM: (15' 9'' x 12' 2'') (4.80m x 3.71m)
a light and airy reception room with double glazed sliding patio doors providing a seamless access out onto the south-easterly facing level rear garden, further small bay window to side with double glazed windows providing a lovely open outlook over the neighbouring parkland. Engineered oak flooring, radiator, door accessing an understairs storage cupboard.

KITCHEN: (9' 11'' x 5' 10'') (3.02m x 1.78m)
a fitted kitchen comprising base and eye level cupboards and drawers with roll edged laminated worktops over, integrated stainless steel electric oven with 4 ring gas hob and extractor fan above, inset stainless steel sink and drainer unit, plumbing and appliance space for washing machine, space for fridge/freezer, wall mounted Worcester gas boiler (installed in 2017), double glazed window to front providing an open outlook.

CLOAKROOM/WC:
low level wc, corner wash hand basin with tiled splashbacks, radiator, engineered oak flooring, double glazed window to front, high level wall mounted fuse box for electrics.

FIRST FLOOR

LANDING:
doors off to both double bedrooms and the bathroom, loft hatch provides access to useful loft storage space.

BEDROOM 1: (rear) (12' 2'' x 9' 11'') (3.71m x 3.02m)
a double bedroom with double glazed windows to rear overlooking rear and neighbouring gardens, radiator, ample space for bedroom furniture.

BEDROOM 2: (front) (12' 2'' max incl. of storage/airing cupboard x 9' 5'') (3.71m x 2.87m)
a double bedroom with double glazed windows to front providing an open outlook. Radiator. Door accessing a generous linen/storage cupboard with built-in slatted shelving.

BATHROOM/WC: (6' 0'' x 5' 5'') (1.83m x 1.65m)
white suite comprising panelled bath with system fed shower over and glass shower screen, low level wc and pedestal wash basin, part tiled walls, double glazed window to side, extractor fan and radiator.

OUTSIDE

OFF STREET PARKING:
the property enjoys the rare benefit of having two allocated off road parking spaces.

REAR GARDEN: (approx. 35' 0'' max x 13' 6'') (10.66m x 4.11m)
a level low maintenance south-easterly facing rear garden with brick boundary walls, paved seating area closest to the property and handy gated rear access.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
only items mentioned in these particulars are included in the sale. Any other items are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is Freehold. This information should be checked by your legal adviser.

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.