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
Emscote Road is a main arterial route between Warwick and Leamington Spa being well placed for access to the centres of both towns as well as other local facilities including a neighbouring Tesco supermarket. The convenience of the location is such that there are excellent local road links available not only to Warwick and Leamington, but also to other neighbouring towns and centres, along with links to the Midland motorway network, notably the M40. Regular commuter rail services operate from both Warwick and Leamington Spa.

ON THE GROUND FLOOR

RECESSED PORCH ENTRANCE
With panelled entrance door opening into:-

THROUGH RECEPTION HALLWAY
With staircase off ascending to the first floor, exposed floorboards, period style central heating radiator and original stripped doors giving access to:-

SITTING ROOM 3.84m x 4.37m (12'7" x 14'4" )
- into double glazed bay window.
The bay window also being fitted with bespoke shutters and the room being beautifully presented with cornicing to the ceiling, period style radiator and recessed fireplace with period cast iron surround and housing a wood burner.

DINING ROOM 3.78m x 3.20m (12'5" x 10'6")
With feature cast iron fireplace housing an open coal effect living flame gas fire with hearth and tiled inserts to either side, fitted cupboards to either side of the chimney breast in a hand painted finish, period style radiator, double glazed window and exposed floorboards.

REAR VESTIBULE
With Karndean flooring, stripped door to steps which descend to the cellar, double glazed door giving external access to the rear garden and access to:-

KITCHEN/BREAKFAST ROOM 3.89m x 2.82m max (12'9" x 9'3" max)
Being fitted with a range of cream units in a panelled style finish and surmounted by wood worktops comprising base cupboards, drawers and coordinating wall cabinets, larder style cupboard, together with illuminated display cupboard, recessed space to house a range style gas cooker, which is included in the sale, having filter hood over, fitted pine cupboard to one side of the chimney breast, Belfast style undermounted sink unit, ceramic tiled splashbacks to the worktops, Karndean wood effect flooring, central heating radiator, double glazed window with pelmet lighting over and door to:-

UTILITY ROOM 2.72m max x 2.41m max (8'11" max x 7'11" max)
- forming an 'L' shape.
With recess suitable for housing an American style fridge freezer, space for washing machine and tumble dryer with worktop over, double wall cabinet, wall mounted Intergas gas fired boiler, Karndean flooring, obscure double glazed window, central heating radiator and door to:-

RE-FITTED CLOAKROOM/WC
Being partly tiled with contemporary fittings comprising low level WC, wash hand basin with mixer tap and integrated cupboard below, obscure double glazed window and Karndean flooring.

CELLAR 4.37m into bay x 3.86m (14'4" into bay x 12'8")
A single chamber cellar with passageway alongside providing useful storage space and housing the water meter and electric consumer unit.

ON THE FIRST FLOOR

MEZZANINE LANDING
With built-in shelved storage cupboard and stripped pine doors giving access to:-

BEDROOM ONE (FRONT) 4.78m x 3.66m max (15'8" x 12'0" max)
A spacious and beautifully appointed principal bedroom with twin double glazed windows to front elevation, central heating radiator, original cast iron fireplace, built-in wardrobe and door to:-

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

BEDROOM TWO (MIDDLE) 3.76m x 3.20m (12'4" x 10'6")
With double glazed window, central heating radiator and access trap to the roof space.

BEDROOM THREE (REAR) 2.51m x 2.49m (8'3" x 8'2")
- plus door recess.
With useful built-in storage cupboard, central heating radiator and double glazed window.

BATHROOM
Being beautifully appointed in period style with Victorian style part tiled walls and three piece white suite comprising low level WC, pedestal wash hand basin, panelled bath with dual head shower unit over and glazed shower screen, obscure double glazed window, illuminated wall mirror, chrome towel warmer/radiator and inset downlighters.

OUTSIDE

FRONT
A small foregarden laid with slate chippings and having dwarf brick wall fronting with Victorian style reproduction railings.

REAR GARDEN
A generously proportioned rear garden having fenced boundaries and timber garden shed and featuring a gravelled patio area, beyond which is an artificially turfed lawn with beach style gazebo behind providing a space for alfresco dining and entertaining.

DIRECTIONS
Postcode for sat-nav - CV34 5QJ.

TENURE
Freehold