SUMMARY
ENTRANCE HALL : Entered via uPVC door to entrance hall with stairwell to first floor, tiled flooring, radiator.

SITTING ROOM : A spacious room with radiator and double doors to conservatory.

CONSERVATORY : With pair of doors leading to outside and tiled flooing.

KITCHEN : A modern kitchen comprising a range of eye and base level units, laminate work surfaces, integrated gas hob and electric oven, stainless steel extractor fan, space for under counter fridge and washing machine ,tiled flooring and radiator.

DOWNSTAIRS BATHROOM : A three piece suite comprising of bath, low flush WC, sink, cupboard housing gas fired combi boiler, towel rail, radiator, tiled flooring and splashbacks.

BEDROOM ONE : A downstairs double bedroom with radiator.

BEDROOM TWO : A double bedroom situated upstairs with double doors opening out to a juliet balcony offering outstanding views.

BEDROOM THREE : A double bedroom situated upstairs.

SHOWER ROOM : Comprising of shower enclosure, low fliush WC, heated towel rail, sink, vinly flooring and tiled splashbacks.

OUTSIDE : Off street parking to block paved driveway with small lawned area to side. To the rear there is a patio garden with raised beds.

LOCATION
To locate the property head out of Melton on Nottingham Road, proceed down Potter Hill and then pass through Ab Kettelby. On passing the Sugar Loaf public house on your left bear left onto Clawson Lane and then take the first turning on your right onto Nursery Lane. Proceed along this road and the property can then be found on your right hand side.

IMPORTANT TENANCY INFORMATION
The Property Is UNFURNISHED to include carpets and curtain tracks only.

Council Tax : Melton Borough Council : Band D.

Deposit : £1,326

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

Services : Mains electricity, water, gas and drainage.

EPC : C rating.

PETS : ONE DOG OR CAT 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.

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).

WHAT3WORDS
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