We understand that all mains services are connected to the property. We have not carried out any form of testing of appliances, central heating or other services and prospective purchasers must satisfy themselves as to their condition and efficiency.

LOCATION
Erica Drive is a cul-de-sac lying on the eastern fringes of Whitnash approximately 2.5 miles south of central Leamington Spa. The property is positioned at the very end of the close yet is within easy reach of the facilities in Whitnash itself including local shops and schools. There are good local road links available out of the town to neighbouring towns and centres including links to the Midland motorway network, notably the M40, whilst Leamington Spa railway station provides regular commuter rail links to numerous destinations including Birmingham and London.

ON THE GROUND FLOOR
Period style entrance door opening into:-

RECEPTION HALLWAY
With staircase off ascending to the first floor, central heating radiator and two UPVC double glazed windows, wood grain effect flooring and oak doors to:-

CLOAKROOM/WC
With white fittings comprising low level WC, pedestal wash hand basin with tiled splashback and central heating radiator.

KITCHEN/DINING ROOM 6.07m x 3.61m (19'11" x 11'10")
A spacious open plan kitchen/dining room is one of the undoubted features of the house with the kitchen area having been recently re-fitted in an attractive range of contemporary style units in a light grey finish and surmounted by granite effect worktops with white splashbacks. The units incorporate an excellent range of storage solutions comprising base cupboards, pan drawers and coordinating wall cabinets, along with space for a range style cooker, over which is an AEG filter hood and integrated dishwasher.

To the dining room there is a central heating radiator along with UPVC double glazed windows to front and rear elevations, whilst the flooring throughout the entrance hall, kitchen/dining room and inner lobby has been recently replaced with high quality wood grain effect flooring.

INNER LOBBY
With central heating radiator, recently replaced wood grain flooring extending through from the kitchen, double UPVC doors opening into the garden room and door to:-

UTILITY ROOM 2.13m x 1.27m (7'0" x 4'2")
With single drainer stainless steel sink unit and tiled splash back, space and plumbing for washing machine with fitted cupboard alongside and matching double wall cabinet, central heating radiator, door to built-in storage cupboard and double glazed personnel door to the garage.

GARDEN ROOM 4.60m x 3.78m (15'1" x 12'5")
With UPVC double glazed windows surrounding, central heating radiator, ceramic tiled floor, French style doors opening into the rear garden and inset ceiling downlighters.

ON THE FIRST FLOOR

LANDING
Having recently been re-carpeted with staircase off ascending to second floor, central heating radiator, UPVC double glazed doors opening onto a roof terrace having metal balustrade and being artificially lawned and with further doors giving assess from the landing to:-

LOUNGE 6.10m x 3.63m (20'0" x 11'11")
With recently replaced carpet throughout, stylish feature fireplace which forms a focal point to the room, being in white granite with matching hearth and inset log effect electric fire, UPVC double glazed windows to front and rear elevations and two central heating radiators.

GUEST SUITE

SITTING ROOM 2.69m x 2.67m (8'10" x 8'9")
With newly fitted carpets, UPVC double glazed window, central heating radiator and door to:-

BEDROOM FOUR 3.30m x 2.69m (10'10" x 8'10")
With newly fitted carpet, UPVC double glazed window, central heating radiator, large walk-in storage cupboard/wardrobe and further door to:-

EN SUITE SHOWER ROOM
Being attractively appointed with contemporary white fittings comprising low level WC, integrated wash hand basin with cupboard below and mixer tap, walk-in shower enclosure with sliding glazed door giving access and fitted electric shower unit, ceramic tiled splash areas, contemporary radiator and obscure UPVC double glazed window.

ON THE SECOND FLOOR

SPACIOUS LANDING
With newly fitted carpet, UPVC double glazed window, central heating radiator, access trap to the roof space, built-in airing cupboard housing the insulated hot water cylinder and attractive recently replaced doors radiating to:-

MASTER BEDROOM (FRONT) 3.71m x 3.61m (12'2 x 11'10")
With UPVC double glazed window, central heating radiator, two built-in double wardrobes and door to:-

EN SUITE BATHROOM
Spacious four piece en-suite with pedestal wash hand basin, low level WC, panelled bath with mixer tap and shower attachment, walk-in shower enclosure with sliding glazed door giving access and fitted electric shower unit, ceramic tiled splash areas, central heating radiator and obscure UPVC double glazed window.

BEDROOM TWO (REAR) 3.10m x 2.69m (10'2" x 8'10")
With newly fitted carpet, UPVC double glazed window and central heating radiator

BEDROOM THREE (FRONT) 2.92m x 2.69m (9'7" x 8'10")
With newly fitted carpet, UPVC double glazed window and central heating radiator.

FAMILY SHOWER ROOM
Partly tiled walls and white fittings comprising pedestal wash hand basin, low level WC, large walk-in shower enclosure with glazed doors and fitted electric shower unit, central heating radiator and obscure UPVC double glazed window.

OUTSIDE

FRONT
A lawned foregarden to the left of which is a tarmacadam driveway giving parking for two vehicles, providing direct vehicular access to:-

INTEGRAL GARAGE
With electrically operated roller shutter door fronting, electric light and power and UPVC rear door opening into the rear garden.

REAR GARDEN
A beautifully maintained rear garden with paved patio area extending across the rear of the house beyond which the lawn is fringed by attractively stocked borders. There is also a strategically placed patio area to the far corner of the garden and designed to catch the sun.

DIRECTIONS
Postcode for sat-nav - CV31 2RW.