LOUNGE 5.44m x 3.71m (17'10 x 12'02)
Entered via its original hardwood door, this room has beamed ceiling, wood burning stove, window seats, radiator and stairs to first floor landing.

DINING ROOM 3.61m x 2.84m (11'10 x 9'04)
with radiator and ornamental fire (not in service).

KITCHEN 4.01m x 2.84m (13'02 x 9'04)
Comprising a range of eye and base level units, laminate wood effect work surfaces, stainless steel sink, floor mounted oil fired boiler, integrated electric hob and oven, extractor fan, tiled splash backs, vinyl flooring and a radiator.

UTILITY ROOM
with space for a washing machine and vinyl flooring.

WC
with low flush WC and vinyl flooring.

BEDROOM ONE 4.06m x 2.87m (13'04 x 9'05)
a double bedroom with radiator.

BEDROOM TWO 2.69m x 2.79m (8'10 x 9'02)
a double bedroom (no radiator).

BEDROOM THREE 3.84m x 2.97m (12'07 x 9'09)
a double bedroom with radiator and wardrobe closet.

BATHROOM
A modern and well presented three piece suite comprising of low flush WC, sink pedestal, panelled bath with shower over, tiled walls, radiator, vinyl flooring and airing cupboard housing the immersion heater.

OUTSIDE
To the front there is a mature cottage garden and to the rear there is a large garden mainly laid to lawn all enclosed by wire and post fencing. There is a private driveway to the rear of the property with parking for 3 cars in a barn. There is also a workshop (please note the workshop has no power or light connected and is not watertight).

LOCATION
To locate the property take the A607 Thorpe Road out of Melton. At Waltham on the Wolds turn right and proceed through the village. Continue through Stonesby to Sproxton. On entering the village turn right, proceed along Main Street and bear right onto Coston Lane, The Nook is the first on the left hand side, and the property is situated on the left.

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

INTERNET : ADSL broadband available.

Council Tax : Melton Borough Council : Band E.

Deposit : £1,378

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

Services : Mains electricity, water, main drainage. Oil fired heating (any remaining oil must be purchased by the tenant prior to the tenancy starting).

VIEWINGS : Strictly by appointment with Shouler & Son only.

EPC : E rating.

A SMALL PET WOULD BE CONSIDERED at the discretion of the landlord and upon payment of an increased rent by £25 per calendar month. A professional carpet cleaning and damage rectification clause will also be added to the contract.

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.