HALLWAY
with door to front, radiator and stairs to first floor.

LOUNGE 4.65m x 3.94m (15'3 x 12'11)
A well proportioned room with window to front, radiator, pine fire surround with cast iron open grate and door to:-

BREAKFAST KITCHEN 4.42m x 2.77m (14'6 x 9'01)
A fully fitted kitchen with window to rear, a range of cream Shaker-style wall and base units, worktops, inset sink, electric hob, electric oven, space and plumbing for washing machine and dishwasher, pantry and door to:-

REAR LOBBY
with door to outside w.c.

STAIRCASE AND LANDING
with window to side with views.

BEDROOM ONE 3.81m x 3.18m (12'6 x 10'5)
with window to front, radiator and built-in airing cupboard.

BEDROOM TWO 2.97m x 3.15m (9'9 x 10'4)
with window to rear having views towards the church and a radiator.

BEDROOM THREE 1.85m x 2.41m (6'1 x 7'11)
with window to front, radiator and built-in cupboard.

BATHROOM
with window to rear, modern white suite comprising w.c., wash basin and bath with mixer tap/shower, electric shower, glass shower screen, tiled splashbacks and radiator.

OUTSIDE
Concrete driveway with off street parking for several cars. Single garage. Lawned gardens to three sides with open views to all aspects and two brick outhouses.

LOCATION
To locate the property, take the A607 Thorpe Road out of Melton Mowbray and continue to Waltham-on-the-Wolds turning right into High Street. Continue out of the village and pass through Stonesby, eventually turning left signposted to Saltby. Upon reaching the village turn left by 'The Nags Head' into Main Street and upon reaching the right hand bend turn left through the stone pillars into Church Farm, passing through the yard, and No. 23 will eventually be found on your right.

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).

TENANCY INFORMATION
The Property Is UNFURNISHED to include CARPETS and some curtains only.

Council Tax : Melton Borough Council : Band B.

Deposit : £1,153

Term : A 12 month assured shorthold tenancy is offered with a mothly periodic tenancy thereafter.

Services : Mains electricity and Water. Private drainage. Oil central heating, any remaning oil must be purchased at the start of the tenancy at the price originally paid by the current tenant.

EPC : D rating.

A SMALL DOG MAY BE PERMITTED AT THE LANDLORDS DISCRETION AT AN INCREASED RENT OF £25 PCM MORE ON THE RENT. A professional carpet cleaning clause and damage rectification clause will be added to the tenancy agreement.