SUMMARY
ENTRANCE HALL with entrance door, original flagstone flooring, understairs cupboard and a radiator.

LOUNGE (19.02 x 14.10 ft) a spacious room with new carpet, ornamental non working fire place with brick surround and tiled hearth and a radiator.

DINING ROOM (18.03 x 13.01 ft) another large room having new capet, multi fuel stove with stone surround and hearth and a radiator.

SITTING ROOM : a very large room with ornamental fire (not in use) with stone hearth, exposed beams and stonework and a radiator.

BREAKFAST KITCHEN : with a range of wall and base units, AGA (not in use and not functioning), granite effect laminate worksurfaces, 1 ½ sink and drainer unit, under counter fridge, integrated fridge, integrated dishwasher, integrated electric oven and hob, radiator.

CELLAR/FREEZER ROOM : with base units, laminate worksurface and shelving.

LEAN TO with tiled floor and exposed stonework.

CLOAKROOM/W.C. with tiled floor, ½ tiled walls and a w.c.

UTILITY/BOILER/BOOT ROOM : with wall and base units, stainless steel sink and drainer unit set in a laminate worksurface, tiled splashback, oil fired central heating boiler, and a radiator.

STAIRCASE AND FIRST FLOOR SPLIT LEVEL LANDING with spotlights, storage cupboard and a radiator.

MASTER BEDROOM SUITE (13.03 x 2.07 ft) with feature vaulted ceiling, fitted wardrobes and a radiator and EN-SUITE SHOWER ROOM with a white suite comprising double shower cubicle, washbasin and w.c., halogen spotlights, tiled floor and part tiled walls and a heater towel rail.

GUEST DOUBLE BEDROOM (11.08 x 14.05 ft) with a radiator and steps up to a modern EN-SUITE SHOWER ROOM with a white suite comprising shower cubicle, washbasin and w.c., tiled floor and walls.

LARGE FRONT FACING DOUBLE BEDROOM (19.02 x 14.11 ft) a double bedroom with countryside views and a radiator.

SINGLE BEDROOM (8.08 ft x 14.06 ft) with eye height cupboards and a radiator.

BATHROOM : with steps down to a white suite comprising bath, washbasin and w.c., tiled splashbacks, storage cupboard, further base cupboards and a wall mounted Dimplex heater.

OUTSIDE : To the front there is a lawned garden and gravelled parking area via a shared gravelled driveway. Large stone barn to be used for parking/storage. To the rear there is a large courtyard patio area and oil tank.

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

INTERNET : ADSL and Fibre Broadband internet available.

Council Tax : Melton Borough Council : Band F

Deposit : £1,730

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

Services : Mains electricity, water and drainage. Oil fired heating (any remaining oil must be purchased at the point of the tenancy commencing).

EPC : Band E.

A small or medium dog may be permitted at the discetion of the landlord at an increased rent of £25 PCM.

Viewings : Strictly by appointment with Shouler & Son .

Access : Proeprty to rear has right of way over the driveway to access their property.

Holding Deposit : Equivalent of one weeks rent inc VAT.

Relevant letting fees and tenant protection information

As well as paying the rent, you may also be required to make the following permitted payments.
Permitted payments
Before the tenancy starts (payable to Shouler & Son Surveyors the Agent )
Holding Deposit: 1 weeks rent
Deposit: A sum equivalent to 5 weeks rent

During the tenancy (payable to the Agent)
Payment of up to £50.00 if you want to change the tenancy agreement
Payment of interest for the late payment of rent at a rate of 3% above the Lloyds Bank Base Interest Rate
Payment of £50.00 for the reasonably incurred costs for the loss of keys/security devices
Payment of any unpaid rent or other reasonable costs associated with your early termination of the tenancy (two months rent if looking to vacate within the fixed term)

During the tenancy (payable to the provider) if permitted and applicable
Utilities gas, electricity, water
Communications telephone and broadband
Installation of cable/satellite
Subscription to cable/satellite supplier
Television licence
Council Tax
Other permitted payments
Any other permitted payments, not included above, under the relevant legislation including contractual damages.

Tenant protection
Member of The Property Ombudsman, which is a redress scheme. You can find out more details on the agent s website or by contacting the agent directly. Deposits are held in an insured scheme via the tenancy deposit scheme.

LOCATION
To locate the property head out of Melton towards Waltham on the A607. On entering Waltham proceed down the road and the property can be found shortly before the school on your right hand side.

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.