A well presented traditional style, 3 bedroom semi detached house, situated in a pleasant cul de sac off Brook Lane, and nicely located for access to the local and regional road network, and bus routes along the A4040 Outer Ring Road.

The property comprises: a hall, a dual aspect living room (the gas fire is disconnected), a modern kitchen with gas hob, electric oven and extractor fan, an under stairs pantry, a utility room with plumbing and space for washing machine, tumble drier, and upright fridge freezer; upstairs there are 2 double bedrooms, and 1 single bedroom, and shower room with an electric shower.

The house has combi gas fired central heating, and PVC double glazing.

Outside, at the front there is off road parking, access to the utility room, and at the rear there is an attractive good size mainly paved garden with borders.

There is NO UPWARD CHAIN.

VIEWINGS:- By appointment only through Glovers Estate Agents.

PLEASE NOTE:- (1) These sale’ particulars are for guidance only, and Glovers Estate Agents cannot guarantee their complete accuracy, nor do the particulars constitute a contract or part of a contract. (2) A purchaser must obtain verification on any point of importance or concern. (3) Any measurements given are approximate, and purchasers should verify the measurements for themselves especially before ordering furniture or floor coverings. (4) Glovers Estate Agents have 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; purchasers are advised to obtain verification from their solicitor or surveyor. (5) References to the tenure of a property are based on information provided by the seller; we will not have seen the title documents; purchasers must therefore obtain verification on tenure from their solicitor.  (6) Items shown in photographs are not included in the sale unless specifically mentioned within the sale’s particulars; certain items may be available by separate negotiation.  (7) Purchasers must check the availability of the property before travelling to see it, and before making an appointment to view.

TENURE:- The seller advises us that the property is currently Leasehold, the Vendor has just started the process of purchasing the Freehold, the property will be Freehold on completion.
The current lease is 99 years from 24 June 1936.
We have not seen title deeds and cannot verify the title to the property nor covenants, charges, or rights of way affecting title. Tenure details are subject to confirmation through the vendor’s solicitor, and purchasers must verify tenure details through their solicitor / conveyancer.

COUNCIL TAX BAND:- C

FIXTURES AND FITTINGS:- All items of fixtures and fittings except those mentioned in the detailed sales particulars are excluded from the sale.

PLANNING PERMISSIONS AND BUILDING REGULATION CONSENTS:- Any reference in these particulars to extensions or conversions of parts of the property, does not imply that planning permissions and / or building regulation consents have been obtained for the extensions or conversions. Unless specifically mentioned in these particulars, we will not have verified that any necessary consents have been obtained. Verification of these matters must be made by purchasers through their solicitor / conveyancer.

THE PROPERTY OMBUDSMAN:- Glovers Estate Agents is a member of The Property Ombudsman Scheme (TPOS) and follows the TPOS Code of Practice. The Property Ombudsman (TPO) scheme has been providing consumers and property agents with an alternative dispute resolution service for several years and provides consumers with a free, impartial, and independent alternative dispute resolution service. A copy of the Code of Practice and the Consumer Guide is available from us upon request.

FRONT
A dropped curb gives access to a block paved driveway, planted border, there is a shared side area with a PVC double glazed door to the utility room, there is a canopy porch and a wooden and glazed door which gives access to the hall.

HALL
PVC double glazed obscured glass window to the side elevation, ceiling light point, single panel radiator carpeted stairs to the first floor landing, door to a meter cupboard housing the gas meter, wood effect laminate floor and doors to the kitchen and through lounge.

THROUGH LOUNGE - 25' 3'' into bay windows x 10' 4'' into chimney breast recess (7.69m x 3.15m)
PVC double glazed bay window to the front elevation and a bay window to the rear elevation having PVC double glazed sliding doors giving access to the garden with adjacent side panels, two ceiling light points, double panel radiator, an inset gas fire with tiled hearth and a wood effect laminate floor.

KITCHEN - 15' 8'' x 6' 0'' (4.77m x 1.82m)
PVC double glazed windows to the rear and side elevations, wall mounted cupboards, floor mounted cupboards and drawers, worksurfaces to two sides, stainless steel one and a half bowl single drainer sink unit with mixer tap, tiled splash backs, an integrated four ring gas hob with a stainless steel cooker hood with light and grease filter, an integrated electric oven, single panel radiator, wall mounted electricity consumer unit, floor mounted cupboard housing an additional electricity consumer unit and the electricity meter, wood effect laminate floor and doors to the utility area and an understairs store.

UTILITY ROOM - 14' 0'' x 7' 6'' max (4.27m x 2.29m) 4'2" min (1.28m)
Wooden and glazed door to the rear elevation and a PVC double glazed door to the front elevation, ceiling light point, electricity power points, worksurfaces to two sides, space and plumbing for an automatic washing machine and a vinyl floor.

FIRST FLOOR LANDING
PVC double glazed obscured glass window to the side elevation, ceiling light point, loft access point, ceiling mounted smoke alarm, carpeted floor and doors to three bedrooms and the bathroom.

BEDROOM ONE - 12' 3'' x 10' 4'' max (3.73m x 3.16m)
PVC double glazed bay window to the rear elevation, ceiling light point, single panel radiator and a wood effect laminate floor.

BEDROOM TWO - 12' 10'' into bay x 7' 1'' excluding door reveal (3.90m x 2.16m)
PVC double glazed window to the front elevation, ceiling light point, single panel radiator and a carpeted floor.

BEDROOM THREE - 5' 11'' x 7' 10'' (1.81m x 2.38m)
PVC double glazed window to the front elevation, ceiling light point, single panel radiator and a carpeted floor.

SHOWER ROOM
PVC double glazed obscured glass window to the rear elevation, ceiling light point, wall in shower cubicle having folding low level doors, an electric shower, grab rails, and additional 'U' shaped shower rail with curtains, floor to ceiling tiling, low level W/C, a pedestal wash hand basin, door to a built in cupboard, single panel radiator, and a vinyl floor.

BACK GARDEN
Fencing and hedging to boundaries, planted beds, paved patio area, garden tap and a timber garden shed.

Council Tax Band: C
Tenure: Freehold