Ladys Hall Lane, Dickens Heath, Solihull

Immaculately presented three-storey home with a stunning open-plan kitchen extension, landscaped garden and garage, tucked away on a quiet cul-de-sac.

This attractive double-fronted home occupies a prominent corner plot within a small cul-de-sac. Thoughtfully extended and beautifully maintained, it now offers versatile living across three levels. The ground floor centres around a contemporary kitchen/dining/living space opening on to a landscaped garden. A separate bay-fronted reception room provides a calm retreat. Four double bedrooms, a principal en suite and two further bathrooms ensure flexibility for family life. A driveway and separate single garage complete the picture.

• Modern family home arranged over three floors

• Striking open-plan kitchen/dining/living space with island and skylights

• Landscaped rear garden with paved terrace, pergola and lawn

• Generous driveway and separate single garage for multiple vehicles

• Quiet residential setting in popular Shirley close to amenities and travel links

The kitchen
Forming the heart of the home, the kitchen has been designed with both everyday living and entertaining in mind. A substantial central island provides additional preparation space and informal seating, while sleek handleless cabinetry and integrated appliances create a streamlined finish. Skylights above and wide glazed doors to the rear enhance the sense of openness, and the layout flows naturally into the adjoining dining and sitting areas.

The living and dining area
Extending across the rear of the property, the dining area creates an inviting setting for family meals and social occasions. The sitting area provides a relaxed everyday living space at the centre of the extension. Skylights overhead and expansive glazing across the rear elevation create a bright atmosphere, while the open arrangement encourages interaction between cooking, dining and relaxation areas.

The living room
Providing a separate reception space away from the open plan accommodation, the living room offers a comfortable setting for quieter evenings and formal entertaining. Dual-aspect bay windows form an attractive focal point and overlook the front and side of the property, while the generous proportions allow for a variety of furniture layouts.

The utility and cloakroom
Positioned off the kitchen and supporting the practical demands of daily life, the utility room provides additional work surface space, fitted storage and room for laundry appliances. A door leads directly outside, making it useful for household tasks and garden access. From the entrance hall, the cloakroom is fitted with a wash basin and WC, offering convenient facilities for guests.

The primary bedroom
Occupying a prominent position on the first floor, the principal bedroom is a spacious double room designed for comfort and relaxation. Fitted wardrobes within a handy dressing area provide extensive storage, helping to maintain a clean and uncluttered feel throughout the room. An outlook to the front and direct access to the en suite complete this well-appointed principal suite.

The primary en suite
Serving the principal bedroom, the en suite is fitted with a contemporary suite including a glazed shower enclosure, wash basin and WC. Neutral tiling and a heated towel rail contribute to the clean and practical finish, while a window provides ventilation and natural light.

The second bedroom
Positioned on the first floor, the second bedroom is another generous double room offering flexibility for a variety of uses. The proportions comfortably accommodate bedroom furniture while still allowing space for study or home working arrangements.

The second floor landing
Connecting the upper floor accommodation, the landing provides access to the two top floor bedrooms and shower room. A Velux window introduces natural light into the space, while the layout allows room for a study area alongside built-in storage, creating a useful work from home environment away from the main living accommodation.

The third bedroom
Located on the top floor, the third bedroom is a well-proportioned double room with character created by the sloping ceiling and dormer style window arrangement. The room offers excellent versatility for family members or guests and benefits from built-in wardrobes and easy access to the adjacent shower room.

The fourth bedroom
Also situated on the second floor, the fourth bedroom provides further double bedroom accommodation. The room combines practical floor space with the character of the roofline, making it suitable for a range of living arrangements.

The second floor shower room
Serving the upper floor accommodation, this shower room is fitted with a glazed shower enclosure, wash basin and WC. A Velux window draws light into the room, while contemporary tiling and a heated towel rail provide a smart and practical finish.

The bathroom
Serving the first floor bedrooms, the family bathroom is fitted with a contemporary white suite comprising a panelled bath, pedestal wash basin and WC. A wide wall mirror enhances the sense of space, while the frosted window provides privacy and natural light.

The garden
Positioned to the rear of the home, the garden has been attractively landscaped to create a pleasant outdoor setting. A generous paved terrace adjoins the house and provides space for seating and entertaining, while the lawn is framed by mature planting and established borders. A pergola covered with climbing greenery creates an additional seating area, adding further interest and enjoyment throughout the seasons.

The driveway and parking
Located to the side of the property, the driveway provides off road parking for multiple vehicles and leads directly to the single garage. The arrangement offers practicality for family living while also providing useful storage and workshop potential.

Location
Shirley is a thriving suburb of Solihull with a wide choice of shops, supermarkets, cafés and leisure facilities. Residents enjoy access to parks and open spaces, including the nearby Stratford Road retail and dining hub. Excellent road links connect the area to Birmingham, Solihull and the national motorway network, and there are local rail services from nearby stations. A number of well-regarded schools and nurseries serve the community, making this a popular area for families.

Services
The property benefits from mains gas, electricity, water and drainage.

Broadband Speed: Ultrafast broadband available. Download speeds up to 1800 Mbps and upload speeds up to 220 Mbps (source: Ofcom checker).

Mobile Coverage: Likely available from EE, Three, Vodafone and O2 (source: Ofcom checker).

Flood Risk (Long-term forecast): According to the Environment Agency’s long-term flood risk data, the property is currently at very low risk for river and surface water flooding.

Council tax band F

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, is payable prior to the issue of the Memorandum of Sale and after which the property may be marked as Sold Subject to Contract. The fee will be reimbursed upon the successful Exchange of Contracts.

The fee will be retained by Andrew Grant in the event that you the Buyer withdraws from the purchase or does not Exchange within 6 months of the fee being received other than for one or more of the following reasons:

1. Any significant material issues which individually are more than 1% of the agreed purchase price and are highlighted in a survey and were not evident or drawn to the attention of you, the Buyer, prior to the Memorandum of Sale being issued.
2. Serious and material defect in the seller’s legal title.
3. Local search revealing a matter that has a material adverse effect on the market value of the property that was previously undeclared and not in the public domain.
4. The vendor withdrawing the property from sale.

The reservation fee will be 0.5% of the accepted offer price for offers below £800,000 and 1% for offers of £800,000 or over. This fee, unless specified otherwise, is payable upon acceptance by the vendor of an offer from a buyer and completion of an assessment of the buyer’s financial status and ability to proceed.

Should a buyer’s financial position regarding the funding of the property prove to be fundamentally different from that declared by the buyer when the Memorandum of Sale was completed, then the Vendor has the right to withdraw from the sale and/or the reservation fee retained. For example, where the buyer declares themselves as a cash buyer but are in fact relying on an unsecured sale of their property. The reservation fee will not be refunded where there is an inability on the part of the Buyer to raise any required mortgage after the Memorandum of Sale is completed.

Once the reservation fee has been paid, any renegotiation of the price stated in the memorandum of sale for any reason other than those covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be levied on any subsequent reduced offer that is accepted by the vendor. This further fee will be subject to the same conditions that prevail for all reservation fees outlined above.

Compliance and Verification Fee

A Compliance and Verification Fee of £85 plus VAT (£102 inc VAT) per individual purchaser or related party requiring anti-money laundering, identity, source and proof of funds or financial verification checks is payable upon acceptance of an offer and receipt of the reservation fee.

This fee represents the cost of compliance administration and verification services undertaken in connection with the proposed purchase including anti-money laundering checks, sanctions screening, source of funds verification, proof of funds checks and associated compliance procedures.

The Compliance and Verification Fee shall be deducted from the reservation fee monies held by Andrew Grant.

No compliance or verification work shall be commenced until the reservation fee has been received in cleared funds.

The Compliance and Verification Fee becomes due immediately upon acceptance of the offer and receipt of the reservation fee and shall become non-refundable once any compliance or verification work has commenced, irrespective of whether the transaction subsequently proceeds to Exchange of Contracts or completion.

Where all or part of the reservation fee is refundable under the reservation fee terms, any Compliance and Verification Fees incurred shall first be deducted from the monies returned.