ENTRANCE HALL
Entered via gated porchway and timber door with radiaotr and stairs to first floor landing.

RECEPTION ROOM ONE (13.00 x 11.06 ft)
A large room with a single glazed stone mullioned leaded bay window and a radiator.

RECEPTION ROOM TWO (13.00 x 13.00 ft)
Another room with original cast iron fire surround (not to be used as not in servicable), stone mullion single glazed bay window, radiator.

KITCHEN (10.03 x 13.00 ft)
A modern kitchen comprising of a range of cream eye and base level units, laminate work surfaces, space for under counter fridge freezer, freestanding electric oven, stainless steel sink, stainless steel extactor fan, breakfast bar, radiator, tiled splahbacks, vinyl flooring and a walk in pantry.

UTILITY ROOM
With space and plumbing for wahsing machine, Glowworm wall mounted gas combi boiler, radiator, tiled splashbacks, door to courtyard and vinyl flooring.

DOWNSTAIRS BATHROOM
A modern suite comprising of low flush WC, sink, panelled bath with mixer taps and shower hose and head attachment, radiator, tiled splashbacks and vinyl flooring.

LANDING
With loft hatch (not included as part of tenancy) and radiator.

BEDROOM ONE (11.06 x 13.01 ft)
A double bedroom with radiator, ornamental cast iron fireplace, vaulted ceiling and views over the cemetery.

BEDROOM TWO (13.01 x 13.02 ft)
A double bedroom with vaulted ceiling, ornamental fireplace and radiator.

BEDROOM THREE (13.01 x 11.07 ft)
A double bedroom with vaulted ceiling, cast iron ornamental fire and radiator.

OUTSIDE
To the front there is a mature bed enclosed by buxus hedging with secure gated parking for 2 cars to the side. To the rear there is a enclosed courtyard with brick storehouse and a mature rear garden mainly laid to lawn with small patio area.

LOCATION
To locate the property take Thorpe Road out of Melton town centre. The property is situated on your left hand side by the first entrance to the cemerery.

IMPORTANT INFO
Tenants have access rights across the forecourt, but must not park on or use the forecourt for any other purposes.

The rent is inclusive of £45 PCM water rates.

PART FURNISHED - which means, some blinds, curtains and carpets.

EPC Rating E.

Council Tax Band : A.

PETS
A small dog is permitted at the discretion of the landlord subject to an increased rent of £25 PCM.

DISCLAIMER
TENANT FEES
Upfront Applicant and Referencing Fees - Nil.
Under the Tenant Fees Act 2019 before the tenancy starts the following are payable: -
Deposit: 5 weeks rent (for annual rents up to £50,000).
Initial monthly rent

During the tenancy the tenant(s) are responsible for the rent, all utilities, telephone and internet connections and their relevant subscriptions, television licence and Council Tax.

Under the new legislation, permitted payments will also include, but are not limited to, damage as outlined in the Tenancy Agreement, reasonable costs incurred due to loss of keys and security devices, reasonable costs incurred by breach of tenancy by the tenant(s), reasonable costs incurred by the landlord due to early termination of the tenancy as determined by the Tenant Fees Act 2019.

Property Redress
REDRESS: Shouler & Son are a member of UK ALA (The UK Association of Letting Agents) which includes an independent redress scheme and client money protection. For more information about UK ALA please see the following link: https://www.ukala.org.uk/
Client Money Protection
We have client money protection. The name of our scheme is: UKALA (UK Association of Letting Agents).