ENTRANCE HALL
Entered via a porch with further door to entrance hall with radiator, loft hatch (loft not to be used and not included within tenancy) and door to airing cupboard housing immersion heater.

LOUNGE (8.09 x 21.01 ft)
A large spacious lounge with gas fire housing the back boiler built into brick surround with timber mantle, uPVC sliding doors to conservatory. (please note carpets now changed to a neutral colour and not red in colour)

CONSERVATORY
A uPVC conservatory with door to garden.

KITCHEN/DINING ROOM (26.08 x 7.04 ft)
A modern fitted kitchen with a range of eye and base dove grey units, wood effect laminate work surfaces, stainless steel sink with mixer tap, integrated gas hob, integrated electric oven, space for undercounter fridge, radiator, tiled splashbacks, wood effect vinyl flooring and space for a dining table.

UTILITY ROOM
With a range of eye and base level units, wood effect laminate work surfaces, radiator, uPVC door to garden, tiled walls, space for washing machine and wood effect vinyl flooring.

SINGLE GARAGE
With power and light connected.

BEDROOM ONE (13.08 x 8.10 ft)
A double bedroom with inbuilt wardrobes and radiator.

BEDROOM TWO (9.00 x 9.11 ft)
A double bedroom with built in wardrobes and radiator.

BATHROOM
A modern three piece suite comprising a bath with screen and electric shower over, sink set into unit with cupboard below, low flush WC with concealed cistern, radiator, fully tiled walls and tile effect vinyl flooring.

OUTSIDE
To the front the property offers several spaces for off-road parking to the driveway and gravelled area. To the rear the property offers a very spacious mature two level rear garden with a patio area, well planted borders, a large lawn, two timber garden sheds and greenhouse (not to be maintained, disposed of or replaced by the landlord). The lower part of the garden backs onto the river wreake offering superb views.
NOTE : The lower garden is not dog secure due to the hedges however the top garden is secure.

LOCATION
To locate the property take the A6006 out of Melton Mowbray and proceed through Asfordby Hill. Take the 2nd exit over the roundabout and proceed through Asfordby Valley. At the roundabout take the 1st exit into Asfordby and then take the first turning on your left into Sarson Close. Follow the road around and the bungalow can be found on your left hand side.

IMPORTANT TENANCY INFORMATION
GARDENING : The tenant is responsible for ensuring the garden is kept maintained and in good order throughout the tenancy.

COUNCIL TAX : Melton Council Band C.

PETS : Pets are permitted at the landlords discretion at an increased rent of £25 PCM more on the rent.

UNFURNISHED : To include carpets, some blinds and some curtain poles only.

EPC RATING : E.

SERVICES : Mains Gas, Electric, Water and Drainage.

DEPOSIT : £1,211

HOLDING DEPOSIT : Equivalent of one weeks rent.

INTERNET : ADSL and Fibre optic.

Viewings : Strictly by appointment with Shouler & Son .

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.

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.