We understand that mains water, gas, electricity and drainage 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
Lying approximately one mile north of central Leamington Spa close to Lillington Road, Church Lane is a characterful backwater, yet exceptionally conveniently located for access to Leamington Spa's wide range of town centre amenities including shops and independent retailers, bars and restaurants, parks, cafes and artisan coffee shops. North Leamington School is also easily accessible, as are good local road links to neighbouring towns and centres, along with the Midland motorway network. Leamington Spa railway station provides regular commuter rail links to numerous destinations, notably London and Birmingham.

ON THE GROUND FLOOR
Entrance door opening into:-

ENTRANCE HALLWAY
With staircase off ascending to the first floor, central heating radiator and doors to:-

CLOAKROOM/WC
With close coupled WC, corner wash hand basin and obscure double glazed window..

LOUNGE 6.99m x 5.03m (22'11" x 16'6")
An extended and enlarged living room with fireplace to the far end, three central heating radiators, double glazed windows and UPVC double glazed sliding patio doors giving external access to the rear garden.

DINING ROOM 3.35m x 2.67m (11'0" x 8'9")
With double glazed window to front elevation, central heating radiator and door to:-

KITCHEN/BREAKFAST ROOM 3.73m x 2.62m (12'3" x 8'7")
With double bowl stainless steel sink and a basic range of base cupboards and wall cabinets, central heating radiator, walk-in shelved pantry cupboard, UPVC double glazed window and door to:-

SIDE PASSAGEWAY
With personnel door to garage, walk-in wet room with shower, further walk-in boiler room housing the Ideal Standard gas fired boiler and hot water system.

ON THE FIRST FLOOR

LANDING
With double glazed window to rear elevation, access to roof space with pull down ladder, central heating radiator and doors to:-

MASTER BEDROOM (FRONT) 6.43m max x 5.05m max (21'1" max x 16'7" max)
- forming an 'L' shape and into dressing area.
With two UPVC double glazed windows to front elevation, central heating radiator, through access to:-

DRESSING AREA
Which is fitted with a range of fitted wardrobing and storage and from where a door gives access to:-

EN SUITE BATHROOM
With panelled bath, pedestal wash hand basin, corner shower enclosure with fitted shower unit, door to:-

SEPARATE WC
With low level WC, obscure double glazed window and radiator/towel warmer.

BEDROOM TWO (FRONT) 6.99m x 5.05m (22'11" x 16'7")
Which vertically replicates the main living room below, having four double glazed windows, three central heating radiators and a range of fitted furniture including wardrobing, dressing table or work station and matching storage drawers and cupboards.

BEDROOM THREE (REAR) 3.86m max x 2.41m (12'8" max x 7'11")
Presently being fitted with a range of office furniture comprising fitted desk/work station, integrated drawers, cupboards, book shelving and storage, all in a light oak finish. Double glazed window to rear elevation and central heating radiator.

BATHROOM
Being partly tiled with fitted bath, pedestal wash hand basin, close coupled WC, obscure double glazed window and chrome towel warmer.

OUTSIDE

FRONT
The property enjoys a particularly wide frontage to Church Lane and corner of Lillington Close, from where there is access to a tarmacadam driveway providing off-road parking space for several vehicles. The driveway also provides direct access to:-

INTEGRAL GARAGE
With electrically operated door fronting.

FRONT AND SIDE GARDEN
The garden wraps around the house on three sides with the foregarden enjoying a lovely southerly facing aspect towards Lillington Parish Church. The garden is largely lawned and beautifully mature in its planting with numerously stocked beds and borders and a variety of mature trees. Between the beds and borders there are numerous lawned areas, again extending well out to the side of the house.

REAR GARDEN
Which is again lawned and open to the side and front garden with trees and beds.

DIRECTIONS
Postcode for sat-nav - CV32 7RG.