Heraldry Walk, Kings Heath, Exeter, EX2

*** GUIDE PRICE £300,000-£325,000 ***

A beautifully presented mid terraced family home occupying a delightful pedestrianised position with pleasant outlook over neighbouring tree lined green. Highly convenient location providing good access to local amenities, major link roads and Digby railway station. Three bedrooms. Ensuite shower room to master bedroom. Family bathroom. Reception hall. Ground floor cloakroom. Well proportioned sitting room. Refitted modern fitted kitchen/dining room. Enclosed lawned rear garden enjoying southerly aspect and enjoys a good degree of privacy. Access to private garage and parking. The property is located close to good schools. A great family home. Viewing highly recommended.

ACCOMMODATION IN DETAIL COMPRISES (All dimensions approximate)

Canopy entrance. Composite front door, with inset obscure double glazed panel, leads to:

RECEPTION HALL

Radiator. Door to:

DOWNSTAIRS WC

A modern matching white suite comprising low level WC. Wash hand basin with tiled splashback. Radiator. Electric consumer unit. Obscure uPVC double glazed window to front aspect.

From reception hall, door to:

SITTING ROOM

17’4” (5.28m) x 15’2” (4.62m) maximum. A well proportioned room. Radiator. Tiled fireplace with raised hearth, fire surround and mantel over. Telephone point. Television aerial point. Smoke alarm. Stairs rising to first floor. Understair recess. uPVC double glazed window to front aspect with pleasant outlook over neighbouring tree lined green. Door to:

KITCHEN/DINING ROOM

15’0” (4.57m) x 9’0” (2.74m). A refitted modern kitchen fitted with a range of traditional style base, drawer and eye level cupboards. Wood effect work surfaces with tiled splashbacks. Belfast style sink unit with traditional style mixer tap. Fitted electric oven/grill. Four ring gas hob with filter/extractor hood over. Integrated slimline dishwasher. Plumbing and space for washing machine. Space for upright fridge freezer. Space for table and chairs. Radiator. Deep understair storage cupboard. Wall mounted concealed boiler serving central heating and hot water supply. uPVC double glazed window to rear aspect with outlook over rear garden. uPVC double glazed double opening doors providing access and outlook to rear garden.

FIRST FLOOR LANDING

Access to roof space. Smoke alarm. Airing cupboard, with fitted shelving, housing hot water tank. Door to:

BEDROOM 1

11’8” (3.56m) excluding wardrobe space x 8’6” (2.59m). Radiator. Built in double wardrobe. uPVC double glazed window to front aspect with pleasant outlook over neighbouring tree lined green. Door to:

ENSUITE SHOWER ROOM

A modern matching white suite comprising tiled shower enclosure with fitted mains shower unit. Wash hand basin set in vanity unit with cupboard space beneath and tiled splashback. Low level WC. Radiator. Fitted mirror. Shaver point. Inset LED spotlights to ceiling. Extractor fan.

From first floor landing, door to:

BEDROOM 2

10’2” (3.10m) x 8’6” (2.59m). Radiator. uPVC double glazed window to rear aspect with outlook over rear garden.

From first floor landing, door to:

BEDROOM 3

8’8” (2.64m) x 6’4” (1.93m). Radiator. uPVC double glazed window to front aspect again with pleasant outlook over neighbouring tree lined green.

From first floor landing, door to:

BATHROOM

A modern matching white suite comprising panelled bath with fitted mains shower unit over, glass shower screen and tiled splashback. Wash hand basin set in vanity unit with cupboard space beneath and tiled splashback. Low level WC. Radiator. Extractor fan. Obscure uPVC double glazed window to rear aspect.

OUTSIDE

To the front of the property is an area of garden mostly laid to decorative stone chippings for ease of maintenance with mature hedgerow. Dividing pathway leads to the front door. To the rear of the property is a delightful enclosed garden enjoying a southerly aspect whilst consisting of a paved patio with outside light. A step leads to a raised area of lawn and raised flower/shrub beds. Enclosed to all sides whilst two steps lead to a rear gate providing access to:

GARAGE

With power and light. Additional parking for one vehicle directly in front (First garage left hand side adjoining rear wall of garden).

TENURE

FREEHOLD

MATERIAL INFORMATION

Construction Type: Brick

Mains: - Water, drainage, electric, gas

Heating: Gas central heating

Mobile: Indoors – Current data from Ofcom website:

Mobile: Outdoors – Current data from Ofcom website:

Broadband: Current data from Ofcom website:

Flood Risk: Current data can be found on the GOV.UK website:

Mining: No risk from mining

Council Tax: Band D (Exeter)

DIRECTIONS

Proceeding out of Exeter along Topsham Road continue to Countess Wear roundabout and take the 1st exit left onto Rydon Lane (inner bypass). Proceed straight ahead, passing Pynes Hill Business Park, and through the traffic lights onto the second set of traffic lights and turn right into Heraldry Way. Proceed down taking the 1st left into Culm Grove and continue to the end of this road where Heraldry Walk will be found on the left hand side occupying a pedestrianised position.

VIEWING

Strictly by appointment with the Vendors Agents.

AGENTS NOTE

The information given in these particulars is intended to help you decide whether you wish to view this property and to avoid wasting your time in viewing unsuitable properties. We have tried to make sure that these particulars are accurate, but to a large extent we have to rely on what the seller tells us about the property. We do not check every single piece of information ourselves as the cost of doing so would be prohibitive and we do not wish to unnecessarily add to the cost of moving house.

Once you find the property you want to buy, you will need to carry out more checks into the property than it is practical or reasonable for an estate agent to do when preparing sales particulars. For example, we have not carried out any kind of survey of the property to look for structural defects and would advise any homebuyer to obtain a surveyor’s report before exchanging contracts. If you do not have your own surveyor, we would be pleased to recommend one. We have not checked whether any equipment in the property (such as central heating) is in working order and would advise homebuyers to check this.

You should also instruct a solicitor to check all legal matters relating to the property (e.g. title, planning permission, etc.) as these are specialist matters in which estate agents are not qualified. Your solicitor will also agree with the seller what items (e.g. carpets, curtains, etc.) will be included in the sale.

Please be aware that all measurements within these particulars are recorded with a sonic tape, and whilst every effort has been taken to ensure their accuracy potential purchasers are recommended to satisfy themselves before entering a contract to purchase.

AGENTS NOTE MONEY LAUNDERING POLICY

Samuels Estate Agents are committed to ensuring that it has adequate controls to counter money laundering activities and terrorist financing activities, in line with the Money Laundering Regulations 2007. Any prospective purchaser will be required to show proof of funds and identification. We ask for your cooperation on this matter in order that there will be no delay in the transaction.

EPC RATING: C (73)