Back Lane, Rollesby

VERY WELL POSITIONED 3 BEDROOM DETACHED BUNGALOW in non-estate quiet rural location with countryside views. Extensive accommodation comprising of very spacious lounge, dining room, study/office, spacious modern fitted kitchen, conservatory/sun-room, bedroom 1 benefits from an en-suite with further 2 bedrooms and a modern family bathroom. Very pleasant enclosed, private rear garden, ample parking to the front and large garage. AVAILABLE IMMEDIATELY. 

ENTRANCE PORCH: double glazed entrance door; side privacy panel to inner double glazed door with side glazed panel. 

LARGE ENTRANCE HALLWAY: carpet; archway leading into the lounge; doors to kitchen; all 3 bedrooms; family bathroom and three storage cupboards 2 with overhead storage compartments and one full sized one, each having shelving inside providing ample storage space; access to loft; a large open area which would provide a pleasant seating area if required. 

SPACIOUS LOUNGE: 27' 10" x 20' 0" (8.5m x 6.1m) carpet; two radiators; brick feature fireplace with mantle and tiled shelves either side with wood burner effect electric fireplace; two decorative round porthole windows to front and rear; large double glazed window with blinds, curtain pole and curtain overlooking front aspect and wall lights (Agents Note: there is currently some furniture in situ which can be left or removed at tenants requirements, consisting of sideboard, a corner glass fronted unit, nest of tables and three drawer unit). Archway leading into; 

DINING ROOM: 15' 5" x 12' 1" (4.70m x 3.7m) carpet; radiator; large double glazed window with blind, curtain pole and curtain, overlooking the rear garden; wall and ceiling lights. Door leading to kitchen and further double glazed door leading into;
(Agents note: there is currently some furniture in situ which can be left or removed at tenants requirements, consisting of small round table; glass fronted display unit; large wall unit with glass cabinet, drawers and doors further small round teared shelf unit); Door leading into 

STUDY/OFFICE: 14' 9" x 7' 6" (4.5m x 2.3m) carpet; double glazed windows to side and rear aspect making a nice bright room with blinds, curtain poles and curtains at each set of windows; fitted window seat area with box into the base and matching fabric seat and cushions (Agents note: there is currently some furniture in situ which can be left or removed at tenants requirements, consisting 5 bookcases and sideboard with drawers and doors and a lamp). 

KITCHEN: 20' 11" x 12' 5" (6.4m x 3.8m) laminate flooring; range of good quality wood effect wall and base units all fitted within recent years; good range of cupboard space and drawer units. Offering many features to include a built-in wine rack with shelving; large larder cupboard with built-in safe; further large storage cupboard housing the Worcester oil boiler; built-in Bosch dishwasher; niche inset narrow cupboards ideal for spices and storage; built-in Bosch double oven; central island with cupboards and drawer units with Lamona electric ceramic hob fitted within. Vinyl work surface; stainless steel sink with drainer with hot and cold mixer tap; separate drinking tap with water softener in the cupboard beneath (this would be the tenants responsibility if they want to use this); radiator; double glazed window looking into to the conservatory; breakfast table/seating area with double glazed window overlooking the rear garden with fitted blind; free standing Samsung American style fridge freezer (left as goodwill); fully glazed double glazed door leading into the conservatory and internal door leading back into the hallway(Agents note: microwave which can be left if required, as goodwill). 

CONSERVATORY/SUN-ROOM: fitted carpet; double glazed windows and doors overlooking the garden with fitted blinds; wicker conservatory furniture comprising of double seat, 2 single seats and a table; work surface area with plumbing and electrics for freestanding Bosch washing machine and tumble dryer (left as goodwill); fully glazed double glazed door leading into the; 

BEDROOM 1: 16' 0" x 10' 9" (4.9 + wardrobes) carpet; radiator; double glazed window to front aspect with curtain pole and curtains; built-in wardrobe with three sets of double doors with hanging rail and shelving in each ( Agents note: two bedside tables and free standing table which can be left if required). Archway into; 

DRESSING ROOM: 8' 6" x 7' 2" (2.6m x 2.2m) carpet; radiator; double glazed window to front with curtain pole and curtains (Agents note: range of matching mahogany furniture consisting of dressing table with stool and mirror; 2 matching 3 drawer units which can be left if required). Door leading to; 

ENSUITE: 9' 2" x 7' 2" (2.8m x 2.2m) fully tiled walls and floor; wall mounted towel warmer/radiator; bathroom comprising of bath with mahogany side panel, mains connected shower; glass screen to side; sink within vanity unit; low level WC with enclosed cistern and freestanding bidet; frosted window. 

BEDROOM 2: 8' 10" x 10' 5" (2.7 + wardrobes x 3.2m) carpet; radiator; double glazed window to side with curtain pole and curtains; two sets of double mirrored wardrobe doors with lock to the front with shelving and hanging rail inside. 

BEDROOM 3: 11' 1" x 7' 2" (3.4 max narrowing to 2.5m x 2.2 + wardrobes) carpet; radiator; double glazed window overlooking the conservatory; built-in wardrobe with triple sliding doors with mirror to the centre and hanging rails, shelving inside; small built-in cupboard housing the electric meter and consumer box; walk-in cupboard with shelving inside. 

FAMILY SHOWER ROOM: fully tiled walls and floor; recently fitted suite comprising of walk-in double sized shower enclosure with mains connected shower with waterfall and handheld shower heads, screens to sides; hand wash basin with hot and cold stainless steel mixer tap and towel rail built-in; low level WC; wall mounted large towel warmer/radiator; wall mounted mirror fronted bathroom cabinet x 2; frosted double glazed windows to rear; built-in storage cupboards housing the hot water tank with overhead shelving area. 

GARAGE: 34' 1" x 11' 5" (10.4m x 3.5m) double length; power and lighting; double glazed door onto garden; electric roller shutter door onto driveway (Agents note: there is a door at the rear of the garage which gives access into an area retained by the landlord). 

OUTSIDE: The property is positioned in a very generous sized plot. To the front there is a large driveway providing parking for several vehicles to the side and front, the driveway leads up to the garage with electric roller shutter door to the side of which is the oil tank for the heating system, entrance can be found to the left side of the driveway with brick weave pathway leading up to the front door and around the front of the property into a side access gate. There are mature bushes and shrubs within a low maintenance front garden area. To the rear is a good sized enclosed low maintenance garden which is mainly tiled with many attractive features to include a concrete seating and table area; brick seating area, many mature bushes and shrubs, several concrete planters; rotary airer; waterbutt and hose; several outside lights. The side access has a wrought iron gate leading down the side of the bungalow with a covered area which would make an ideal potting area with a gate that leads onto the front of the property. 

COUNCIL TAX This property is currently listed as Band E 

VIEWINGS Strictly by appointment with the selling agents, BYCROFT ESTATE AGENTS, tel: . 

DISCLAIMER While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

The approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.

Any references to garden sizes are approximate and subject to confirmation by a measured survey. A prospective purchaser is advised to arrange for their own land survey to be carried out.

Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS.
 

FEES Tenant Fees Schedule

Holding Deposit (per tenancy)
One week's rent. This is to reserve a property. Please Note: This will be withheld if any relevant person (including any guarantor(s)) withdraw from the tenancy, fail a Right-to-Rent check, provide materially significant false or misleading information, or fail to sign their tenancy agreement (and / or Deed of Guarantee) within 15 calendar days (or other Deadline for Agreement as mutually agreed in writing).

Security Deposit (per tenancy. Rent under £50,000 per year)
Five weeks' rent. This covers damages or defaults on the part of the tenant during the tenancy.

Security Deposit (per tenancy. Rent of £50,000 or over per year)
Six weeks' rent. This covers damages or defaults on the part of the tenant during the tenancy.

Unpaid Rent
Interest at 3% above the Bank of England Base Rate from Rent Due Date until paid in order to pursue non-payment of rent. Please Note: This will not be levied until the rent is more than 14 days in arrears.

Lost Key(s) or other Security Device(s)
Tenants are liable to the actual cost of replacing any lost key(s) or other security device(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys for the tenant, landlord any other persons requiring keys will be charged to the tenant. If extra costs are incurred there will be a charge of £15 per hour (inc. VAT) for the time taken replacing lost key(s) or other security device(s).

Variation of Contract (Tenant's Request)
£50 (inc. VAT) per agreed variation. To cover the costs associated with taking landlord's instructions as well as the preparation and execution of new legal documents.

Change of Sharer (Tenant's Request)
£50 (inc. VAT) per replacement tenant or any reasonable costs incurred if higher. To cover the costs associated with taking landlord's instructions, new tenant referencing and Right-to-Rent checks, deposit registration as well as the preparation and execution of new legal documents.

Early Termination (Tenant's Request)
Should the tenant wish to leave their contract early, they shall be liable to the landlord's costs in re-letting the property as well as all rent due under the tenancy until the start date of the replacement tenancy. These costs will be no more than the maximum amount of rent outstanding on the tenancy.

Please ask a member of staff if you have any questions about our fees.

Bycroft Lettings is a member of RICS, which is a client money protection scheme, and also a member of The Property Redress Scheme.

Tenants deposits are safeguarded by the Tenancy Deposit Scheme which is administered by: The Dispute Service Ltd, 1 The Progression Centre, 42 Mark Road, Hemel Hempstead, Herts, HP2 7DW phone: ; email: ; fax: .