We take great pleasure in offering for sale this four bedroom executive detached family home situated at the head of this highly sought after tree lined cul-de-sac of exclusive detached homes set in the heart of the popular village of Birstall. The centrally heated and double glazed accommodation briefly comprises to the ground floor entrance hall, reception hall, dining area, snug/sitting room, lounge, cloakroom/WC, study, kitchen, utility room and laundry room and to the first floor master bedroom with luxury four piece en-suite, three further bedrooms and family shower room and stands with parking and gardens to front, easily maintainable gardens to rear with extensive side lawn area leading to detached double garage. Rarely do properties become available for sale in this location and we highly recommend an early viewing

DETAILED ACCOMMODATION
UPVC sealed double glazed door leading to:

ENTRANCE HALL
Radiator, hardwood and glazed door leading to:

RECEPTION HALL
10' 10" x 9' 11" (3.30m x 3.02m) Stairs leading to first floor accommodation, under stairs cupboard, radiator.

CLOAKROOM
Vanity sink unit set in bathroom cabinet and low level WC.

LOUNGE
18' 10" x 12' 10" (5.74m x 3.91m) Double radiators, TV point, UPVC sealed double glazed bow window to front aspect, UPVC sealed double glazed French door to rear garden.

DINING AREA
15' 5" x 7' 10" (4.70m x 2.39m) Double radiator, UPVC sealed double glazed bow window to front aspect, open plan aspect to:

SNUG/SITTING ROOM
9' 3" x 7' 6" (2.82m x 2.29m) Double radiator, UPVC sealed double glazed bow window to front aspect.

STUDY
11' 5" x 9' 11" (3.48m x 3.02m) Radiator, Square bayed UPVC sealed double glazed window overlooking gardens.

KITCHEN
11' 11" x 8' 11" (3.63m x 2.72m) Well fitted range of soft close units comprising one and a half bowl sink unit with cupboard under, matching range of base units with Quartz work surfaces over drawers and cupboards under, complimentary wall mounted eye level cupboards, built in twin oven and four piece gas hob with extractor fan over set in stainless steel hood with easy wipe splash back, integrated fridge/freezer and microwave, tiled floor, UPVC sealed double glazed window, double radiator.

UTILITY ROOM
8' 7" x 7' 10" (2.62m x 2.39m) Comprising sink unit with cupboard under, work surface with utility space under with plumbing for washing machine and dishwasher, wall mounted gas boiler, tiled splash back, UPVC sealed double glazed window and door to side aspect.

LAUNDRY
11' 3" x 7' 10" (3.43m x 2.39m) Radiator, UPVC sealed double glazed window, tiled floor.

FIRST FLOOR LANDING
Access to loft space, airing cupboard.

BEDROOM 1
15' 10" x 11' 4" (4.83m x 3.45m) Double radiator, UPVC sealed double glazed window, fitted and built in wardrobes.

LUXURY EN-SUITE
9' 10" x 8' 0" (3.00m x 2.44m) Four piece suite comprising free standing soaker bath, large tiled walk in shower cubicle, low level WC and vanity sink unit, large tiled throughout, heated towel rail, UPVC sealed double glazed window.

BEDROOM 2
12' 2" x 11' 4" (3.71m x 3.45m) Radiator, fitted wardrobes, UPVC sealed double glazed window.

BEDROOM 3
10' 8" x 8' 5" (3.25m x 2.57m) Radiator, fitted wardrobes, UPVC sealed double glazed window., vanity sink unit.

BEDROOM 4
12' 10" x 8' 3" (3.91m x 2.51m) Radiator, fitted wardrobes, UPVC sealed double glazed window., vanity sink unit.

SHOWER ROOM
6' 10" x 5' 4" (2.08m x 1.63m) Three piece suite comprising walk in tiled shower cubicle, pedestal wash hand basin and low level WC, UPVC sealed double glazed window, double radiator, tiled throughout.

OUTSIDE
Open plan lawns to front and driveway providing parking, extensive long lawn side frontage leading to further parking and detached double garage. Easily maintainable gardens to rear comprising patio seating areas ideal for entertainment with inset fish pond and corner seating area with pagoda, ornamental gated access to side

SERVICES
All mains services are understood to be available. Central heating is gas fired and electric power points are fitted throughout the property which is double glazed with sealed units.

VIEWING
Strictly through Moore & York Ltd., who will be pleased to supply any further information required and arrange appropriate appointments.

MAKING AN OFFER
As part of our service to our Vendors, we have a responsibility to ensure that all potential buyers are in a position to proceed with any offer they make and would therefore ask any potential purchaser to speak with our Mortgage Advisor to discuss and establish how they intend to fund their purchase. Additionally, we can offer Independent Financial Advice and are able to source mortgages from the whole of the market, helping you secure the best possible deal and potentially saving you money.
If you are making a cash offer, we will ask you to confirm the source and availability of your funds in order to present your offer in the best possible light to our Vendor.

COUNCIL TAX BAND
Charnwood F

TENURE
Freehold

EPC RATING
TBC

FLOOR PLANS
Purchasers should note that if a floor plan is included within property particulars it is intended to show the relationship between rooms and does not reflect exact dimensions or indeed seek to exactly replicate the layout of the property. Floor plans are produced for guidance only and are not to scale. Purchasers must satisfy themselves of matters of importance by inspection or advice from their Surveyor or Solicitor.

IMPORTANT INFORMATION
Although we endeavour to ensure the accuracy of property details we have not tested any services, heating, plumbing, equipment or apparatus, fixtures or fittings and no guarantee can be given or implied that they are connected, in working order or fit for purpose. We may not have had sight of legal documentation confirming tenure or other details and any references made are based upon information supplied in good faith by the Vendor.

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