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
Wharf Street is conveniently situated between Warwick and Leamington Spa with easy access available to the centres of both towns. There are a range of local amenities available on nearby Emscote Road with well regarded schools also being situated within the vicinity. There are good local road links available beyond Leamington and Warwick to the Midland motorway network, notably the M40 with regular commuter rail links being available to numerous destinations from Warwick, Warwick Parkway and Leamington Spa.

ON THE GROUND FLOOR
Stylish contemporary entrance door to:-

ENTRANCE VESTIBULE
With staircase off ascending to the first floor, central heating radiator, Victorian style flooring and glazed inner door to:-

LOUNGE 3.53m x 3.91m (11'7" x 12'10" )
- into UPVC double glazed bay window.
Having exposed floor timbers, central heating radiator, feature log recess and door to:-

DINING ROOM 3.10m max x 3.78m (10'2" max x 12'5")
- into bay window.
Having central heating radiator, access to useful walk-in understairs storage cupboard and access to:-

KITCHEN 2.57m x 1.65m (8'5" x 5'5")
With a combination of original and reproduction tiled walls, together with fitted base units, solid wood worktops, inset single drainer sink unit with mixer tap, inset four burner gas hob with electric oven below, integrated fridge, Victorian style flooring, double glazed window and access to;-

REAR LOBBY 1.91m x 1.70m (6'3" x 5'7")
Which provides useful additional storage space along with fitted breakfast bar, Victorian style flooring, central heating radiator, door to built-in cupboard housing plumbing for washing machine and further door giving external access to the rear garden.

ON THE FIRST FLOOR

LANDING
With UPVC double glazed window to side and front elevations, central heating radiator, staircase off ascending to the second floor with stylish glass and chrome balustrade and doors radiating to:-

BEDROOM TWO (REAR) 3.33m x 3.07m (10'11" x 10'1")
With exposed floor timbers, UPVC double glazed window and central heating radiator.

BEDROOM THREE (FRONT) 3.35m x 2.87m max (11'0" x 9'5" max)
- to rear of fitted wardrobes.
Having a range of fitted wardrobing with overhead storage cupboards to one side, exposed floor timbers, central heating radiator and UPVC double glazed window.

BATHROOM
With fully ceramic tiled walls and contrasting ceramic tiled floor, three piece white suite comprising low level WC, pedestal wash hand basin with mixer tap, panelled bath with mixer tap and shower attachment, central heating radiator and UPVC double glazed window.

ON THE SECOND FLOOR

LANDING
From which the glass balustrade provides a stylish entrance along with a vista from the top of the house to the bottom and door giving access from the landing to:-

MASTER BEDROOM 4.55m max x 3.35m max (14'11" max x 11'0" max)
A light, airy and spacious room with double glazed Velux roof light, access to eaves storage space, central heating radiator, ceiling downlighters and a fabulous glazed Juliet balcony accessed via double glazed doors which gives a superb view over the length of the rear garden. A further door gives access to:-

EN SUITE SHOWER ROOM
With contemporary white fittings comprising low level WC with push button flush, wash hand basin with integrated storage below and mixer tap, walk-in shower enclosure with sliding glazed door giving access and fitted dual head shower unit, UPVC double glazed window and towel warmer/radiator.

OUTSIDE

FRONT
The foregarden has a combination of hedged and fenced boundaries and is largely Cotswold gravelled with pathway to one side and providing off-road parking space for one vehicle. A lockable gate gives foot access past the side of the house to the rear garden.

REAR GARDEN
A delightfully mature and thoughtfully landscaped rear garden of excellent length offering a good degree of privacy beyond and featuring Cotswold gravelled pathways, lawned areas and beautifully planted beds and borders. To the far end there is a concealed patio area providing space for alfresco dining and with storage shed alongside.

GARDEN OFFICE
Being attractively positioned at the end of the garden and with glazed doors and windows giving an outlook through the garden back towards the house. This is a useful and comfortable garden office providing a tucked-away home workspace.

DIRECTIONS
Postcode for sat-nav - CV34 5LA.