'Located on the northern outskirts of Hereford, a historic dwelling with 'contemporary' single storey extension to the rear, which is centrally heated and double glazed with parking and an attractive garden.'
LOCATION
Roman Road runs across the northern outskirts of the City of Hereford. In the general locality are a range of amenities with Hereford as a whole offering a wide range of shopping, leisure and recreational facilities together with educational establishments and both bus and railway stations.
DESCRIPTION
The Nook is a historic detached dwelling which is believed to be formerly two cottages and which has recently had a superb single storey extension added across the rear and along the side of the residence. There are exposed historic timbers dating from the original dwelling and the superb addition takes full benefit of the outlook over the gardens. Immaculately presented through out and is centrally heated and double glazed in more detail the accommodation comprises:
ON THE GROUND FLOOR:

Entrance Hall/Porch .91m (3') x 3.43m (11'3)
Approached through a double glazed door and with double glazed windows, feature tiled floor, radiator, tiled window sills, wall light point and door to:
The Principle Sitting Room 6.93m (22'9) x 3.66m (12')
With a 7'4 ceiling height, this room is of an excellent volume and has two feature exposed ceiling timbers, two double glazed windows to the front, two radiators and a historic stone chimney breast with tiled hearth, feature beam and wood burning stove. Door to:
The Exceptional Open Plan Kitchen/Living Areas 5.79m (19') x 7.72m (25'4)
Which in parts comprises:
The Dining Area & Hallway 6.88m (22'7) x 2.21m (7'3)
With two substantial historic timber uprights, painted ceiling timbers, exposed timber over doorway to sitting room, two radiators, stairway, door with latch fitting to under stair store cupboard and part with carpeted floor and part with lime stone tiled floor. A 9'6 opening leads through to:
The Kitchen/Living Room 7.7m (25'3) x 3.23m (10'7)
With a light lantern, an extensive range of sunken ceiling lights, double glazed windows to two aspects including an outlook over the rear garden and a pair of double glazed French doors with adjacent double glazed windows to the rear garden. Under floor heating, limestone floor tiles and with a superbly appointed kitchen area featuring granite working surfaces with granite splash-back to cooker, upstands and a range of soft close base cupboard units including a carousel corner unit, eye level cabinets including an open fronted unit and with a butlers type sink unit with mixer tap. Recess with plumbing for dishwasher, recess for range style cooker with stainless steel hood over, door to shower/cloakroom and a 4'8 opening to:
Utility Area 2.97m (9'9) x 2.01m (6'7)
With a composite double glazed door to the side, a continuation of the limestone floor tiles, sunken ceiling lights, granite working surfaces with upstand, recess with plumbing for washing machine and a recess for a further appliance. Butlers type sink unit with mixer tap, eye level cabinets, under floor heating control unit and door to:
The Study/Bedroom 4 2.95m (9'8) x 2.06m (6'9)
With double glazed windows to two aspects, sunken ceiling lights and a continuation of the limestone floor tiles.
The Shower/Cloakroom 3.2m (10'6) x 1.22m (4')
Beautifully appointed with marble effect fully tiled walls, limestone floor tiles, double glazed window and with a wide shower tray with electric twin head shower unit, vanity wash basin with cupboards below and mixer tap together with wc. Extractor unit, sunken ceiling lights and under floor heating.
ON THE FIRST FLOOR:

Landing
With attractively stained modern and historic doors (some having latch fittings) to:
Store Cupboard
With fitted shelves.
Bedroom 1 3.68m (12'1) x 3.05m (10')
With stained ceiling timber, double glazed window to the front, radiator and door to BOILER CUPBOARD with hanging rail and wall mounted Worcester gas fired boiler which provides central heating and domestic hot water.
Bedroom 2 3.68m (12'1) x 2.92m (9'7)
With a double glazed window to the front, access hatch to loft space, stained timbers and radiator.
Bedroom 3 2.82m (9'3) x 2.29m (7'6)
With a double glazed window to the rear, radiator and double wardrobe cupboard provided with hanging rail and cabinets over.
Bathroom 3.48m (11'5) x 1.42m (4'8)
With bath with shower attachment to mixer tap, wash basin with mixer tap and wc. Part painted panelling to dado height, a pair of louvre doors to linen/store cupboard with shelves, ladder type radiator, double glazed window and painted ceiling timbers.
OUTSIDE:
The property has the benefit of a double width tarmacadam driveway which is bordered by a raised flower border. The front garden area is lawned and is enclosed by a well maintained privet hedge. A gateway opens to the side of the property where there a 33' x 8' pebbled pathway with outside store and a block store. The side boundary is formed with close board fencing. The rear garden is laid in defined areas and includes a pebbled seating area, a further peddled area with seating and a raised pebbled seating area. The remainder of the garden is given over to a shaped lawn with deep well stocked flower borders. Boundaries are formed by close board fencing, panel fencing between concrete posts and an old brick wall. There is also outside taps and outside lights.
SERVICES
It is understood that mains electricity, gas, water and drainage services are connected to the property. Confirmation in respect of mains service supplies should be obtained by the prospective purchaser. None of the electrical goods or other fittings has been tested and they are sold without warranty or undertaking that they are installed to current standards.
COUNCIL TAX BAND D

VIEWING
Strictly by appointment through the agents, telephone Hereford[use Contact Agent Button].
DIRECTIONAL NOTE
From central Hereford proceed west for the length of Whitecross Road and at the roundabout take the third exit onto Three Elms Road. Continue along Three Elms Road and at the traffic lights turn left onto Roman Road. Continue along Roman Road, pass the turning for Burghill and Tillington and just beyond the Towtree Lane turning The Nook will be identified as the fourth residence.
1st March 2023
ID35241
Disclaimer
Watkins Thomas Ltd. Registered in Cardiff, No: 8037310. These particulars are used on the strict understanding that all negotiations are conducted through WATKINS THOMAS LTD. MISREPRESENTATION ACT - 1967 WATKINS THOMAS LTD, for itself and for the Vendors of this property whose agent it is give notice that: 1. These particulars do not constitute, nor constitute any part of an offer or contract. 2. All statements contained in these particulars as to this property are made without responsibility on the part of WATKINS THOMAS LTD or the Vendor. 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 5. The Vendor does not make or give, and neither WATKINS THOMAS LTD nor any person in its employment has authority to make or give any representation or warranty whatsoever in relation to this property.