SUMMARY
ENTRANCE HALL : with composite door to entrance hall, karndean flooring, spotlights and door to WC and utility room.

WC : with low flush WC, pedestal sink on vanity unit.

UTILITY ROOM : with a range of eye and base units, granite effect laminate worktops, hotpoint washing machine, tumble drier (washing machine and tumble drier not to be maintained or replaced by the landlord), composite door to garden, double doors to cupboard housing the hot water cylinder and heating controls for ground source heating, karndean flooring and ceiling spotlights.

LIVING/KITCHEN : (28.03 x 17.11 ft) a very spacious and open vaulted ceiling with exposed trusses, a modern kitchen comprising a range of eye and base level units, solid quartz worktops, integrated electric hob and oven, extractor fan, stainless steel sink, integrated dishwasher, integrated bin storage, large American fridge freezer, integrated microwave/oven, bi-fold doors to the porcelain patio, breakfast bar area, karndean flooring and bespoke lighting.

INTERNAL HALL : with spotlights and karndean flooring.

BEDROOM ONE : (11.11 x 9.09 ft) a large double bedroom with beamed ceilings and karndean flooring with door to :

DRESSING ROOM : (9.09 x 7.09 ft) a practical room ideal for a clothes storage with karndean flooring and spotlights and door leading to :

SHOWER ROOM (ENSUITE) : a modern bathroom with three piece suite comprising large shower enclosure with mixer shower and rain fall head, low flush WC, chrome towel rail, ceramic wall mounted sink with vanity unit below, wall mirror with LED lighting, spotlights, fully tiled walls and karndean flooring.

SITTING ROOM : (19.08 x 13.04 ft) a very spacious room with bi-fold doors, french doors opening to patio, vaulted ceiling and far reaching views.

BEDROOM TWO : (13.00 x 8.10 ft) a double bedroom with radiator.

BEDROOM THREE : (14.09 x 9.06 ft) a double bedroom with wooden engineed flooring, radiator and door to ensuite.

ENSUITE : with low flush WC, sink, shower enclosure with mixer shower, fully tiled walls and flooring, velux window and under floor heating.

BEDROOM FOUR : (11.10 x 12.06 ft) a double bedroom with radiator, exposed trusses, ceiling spotlights and velux window.

FAMILY BATHROOM : a newly fit bathroom with panelled bath, shower enclosure with mixer shower, low flush WC, sink on vanity unit, chrome towel rail, mirrored medicine cabinet and storage cupboard. Walls are tiled with tiled flooring.

OUTSIDE : To the front there is a private driveway with off street parking via a graveled driveway for several cars, The gardens are mainly laid to lawn with a porcelain patio.

IMPORTANT TENANCY INFORMATION
The Property Is UNFURNISHED with built in appliances only.

Council Tax : Melton Borough Council : Band B.

Viewings : Strictly by appointment with Shouler & Son only.

Internet : Satellite broadband available or ADSL.

Deposit : £2,019

Term : A 12 month assured short hold tenancy is offered with a monthly periodic tenancy thereafter.

Services : Mains electricity and water. Private drainage (tenant to contribute towards the annual servicing of the water treatment unit). Charges for power of water treatment plant, proportional amount reimbursed half yearly.

EPC : D rating.

STRICTLY NO PETS DUE TO LOCATION (LIVESTOCK PRESENT).

LOCATION
To locate the property, take the A606 Burton Road out of Melton Mowbray. After passing through Burton Lazars, take the next left for Whissendine and next left again onto Cuckoo Hill for Stapleford. At the top of the hill, turn right into the tree lined drive, and as the drive forks turn left and the property is to be found behind Jericho Lodge Cottage.

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.