Lyndhurst Road, St Leonards, Exeter, EX2

An opportunity to acquire a fabulous much improved and modernised family home situated in one of Exeter’s highly sought after residential locations providing great access to local amenities, Royal Devon & Exeter hospital and city centre. Presented in superb decorative order throughout. Three good size bedrooms. Ensuite shower room to master bedroom. Family bathroom. Reception hall. Sitting room with wood burning stove. Separate dining room/family room. Modern kitchen/dining room. Utility room. Private driveway providing parking for approximately two/three vehicles. Enclosed level rear garden with detached home office. A great family home. Viewing highly recommended.

ACCOMMODATION IN DETAIL COMPRISES (All dimensions approximate)

Attractive composite front door, with matching side window, leads to:

RECEPTION HALL

High polished tiled flooring. Feature vertical radiator. Cloak hanging space. Understair storage cupboard. Thermostat control panel. Smoke alarm. Door to:

CLOAKROOM

Comprising low level WC. Wash hand basin, with modern style mixer tap, set in vanity unit with cupboard space beneath and tiled splashback. High polished tiled flooring. Electric consumer unit. Oak wood door leads to:

SITTING ROOM

14’4” (4.37m) x 11’4” (3.45m). A light and spacious room with original parquet flooring. Decorative tiled fireplace with hearth, inset wood burning stove and wood mantel over. Feature vertical radiator. Large uPVC double glazed window to front aspect.

From reception hall, door to:

DINING ROOM

12’4” (3.76m) x 7’10” (2.39m). High polished tiled flooring. Electric wall heater. uPVC double glazed window to front aspect.

From reception hall, doorway opens to:

KITCHEN/DINING ROOM

17’8” (5.38m) x 7’10” (2.39m). A quality refitted modern kitchen comprising an extensive range of matching base, drawer and eye level cupboards. Quartz work surfaces incorporating breakfast bar with tiled splashback. Fitted electric oven. Four ring induction hob with filter/extractor hood over. Single drainer sink unit, with modern style mixer tap, set within work surface. Integrated dishwasher. Space for upright fridge freezer. Space for wine cooler. Feature vertical radiator. Space for table and chairs. Wall mounted boiler serving central heating and hot water supply. Inset LED spotlights to ceiling. uPVC double glazed window to rear aspect with outlook over rear garden. Double glazed bi-folding doors providing access and outlook to rear garden. Door leads to:

UTILITY ROOM

7’10” (2.39m) x 6’4” (1.93m). Marble effect roll edge work surface with matching splashback. 1½ bowl sink unit with single drainer and modern style mixer tap. Range of base cupboards. Plumbing and space for washing machine. Upright storage cupboard. High polished tiled flooring. Electric wall heater. Inset LED spotlights to ceiling. uPVC double glazed door provides access and outlook to rear garden.

FIRST FLOOR LANDING

Access to roof space. Smoke alarm. Storage cupboards. Airing cupboard, with fitted shelving, housing lagged hot water cylinder. Oak wood door leads to:

BEDROOM 1

11’8” (3.56m) x 11’4” (3.45m). Exposed wood flooring. Radiator. uPVC double glazed window to front aspect. Feature archway opens to:

ENSUITE SHOWER ROOM

A modern matching white suite comprising good size tiled shower area with toughened glass shower screen. Low level WC with concealed cistern incorporating wash hand basin with modern style mixer tap and tiled splashback. Feature vertical radiator. uPVC double glazed window to front aspect.

From first floor landing, oak wood door leads to:

BEDROOM 2

16’10” (5.13m) x 8’4” (2.54m). Radiator. uPVC double glazed window to rear aspect. uPVC double glazed window to front aspect.

From first floor landing, oak wood door leads to:

BEDROOM 3

10’8” (3.25m) x 9’4” (2.84m) excluding door recess. Radiator. uPVC double glazed window to rear aspect.

From first floor landing, oak wood door leads to:

BATHROOM

A modern matching white suite comprising panelled bath with modern style mixer tap including shower attachment, overhead shower and tiled splashback. Wash hand basin with modern style mixer tap and tiled splashback. Low level WC. Heated ladder towel rail. Obscure uPVC double glazed windows to both side and rear aspects.

OUTSIDE

Directly to the front of the property is a good size wide driveway providing parking for approximately 2/3 vehicles depending on size. Raised shrub bed. The rear garden consists of a raised composite decked terrace with concrete patio, outside lighting and power points. Good shaped area of level lawn with surrounding shrub beds. The rear garden is enclosed to all sides whilst to the lower end of the garden is a:

DETACHED HOME OFFICE

15’2” (4.62m) x 7’10” (2.39m). A great insulated room to provide a number of uses. Power and light. uPVC double glazed door, with matching side windows, with pleasant outlook over rear garden.

TENURE

FREEHOLD

MATERIAL INFORMATION

Construction Type: To be confirmed

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 down Holloway Street continue along, which connects to Topsham Road, and continue to the 3rd set of traffic lights turning left into Matford Lane. Proceed along Matford Lane turning right at the junction into Wonford Road then 1st left into Lyndhurst Road

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: D (65)