SUMMARY
ENTRANCE HALL with door and stairs to first floor landing.

KITCHEN with a range of high gloss wall and base units stainless steel sink and drainer unit as set in a granite effect laminate worksurfaces, tiled splashbacks, inset ceramic hob with electric oven under and pull-out extractor over, plumbing for a washing machine, and space for an under counter fridge.

LOUNGE/DINER (14'7" x 12'4") with understairs storage cupboard, modern electric heater and sliding doors to:

CONSERVATORY (8'6" x 6'11") with laminate flooring and double doors to garden. (to be replaced with uPVC)

STAIRS TO FIRST FLOOR LANDING with cupboard housing hot water cylinder with immersion heater, leading to:-

FRONT LARGE DOUBLE BEDROOM (12'5" x 12'4" max) with fitted wardrobe and an electric heater.

REAR SINGLE BEDROOM (11'11" x 5'11" max) with electric heater.

BATHROOM with white suite comprising bath with Mira shower and screen over, wash basin and w.c., part tiled walls, electric wall heater and a heated towel rail.

OUTSIDE Lawned gardens to both front and rear. Two allocated parking spaces.

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).

We produce property particulars in good faith and believe them to be correct. We generally rely on what we are told without obtaining proof. You should verify for yourself such information before entering into a contract to take this property. Neither Shouler & Son nor their clients guarantee accuracy of the particulars, and they are not intended to form any part of a contract. No person in the employment of Shouler & Son has authority to give any representation or warranty in respect of this property.

IMPORTANT TENANCY INFORMATION
The Property Is UNFURNISHED to include carpets and some curtains and blinds only.

Council Tax : Melton Borough Council : Band B.

Deposit : £894

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

INTERNET : ADSL and Fibre broadband available.
.
Services : Mains electricity, water and drainage.

EPC : E rating.

STRICTLY NO PETS PERMITTED

LOCATION
To locate the property, leave Melton town centre via Thorpe Road and pass through the village of Thorpe Arnold. On entering Waltham on the Wolds, continue straight on and turn right at the crossroads in the centre of the village onto High Street. Take the second left onto Burgins Lane and The Paddocks will be found on your left hand side. Follow the cul-de-sac all the way round and No. 32 is accessed on foot from the residents' parking area.