SUMMARY
PORCH : entered via uPVC door to porch with further door to hallway.

ENTRANCE HALL : with radiator, cloakroom cupboard and stairwell to first floor landing.

KITCHEN (12.11 x 12.03 ft) a newly fitted shaker kitchen comprising a range of eye and base level units, marble effect worktops, stainless steel sink, space and plumbing for dishwasher and washing machine, wall mounted gas combi boiler, integrated gas 5 burner hob, integrated electric oven, integrated hotpoint extractor fan, tiled splashbacks, full length radiator and parquet effect vinyl flooring.

DINING ROOM/RECEPTION TWO : (14.10 x 9.10 ft) an open plan dining area, radiator, door to garden and parquet effect vinyl flooring.

SITTING ROOM : (12.05 x 20.05 ft) a large room with oak effect engineered floor, radiator, window overlooking front garden and electric fire and timber glazed door to small office.

SMALL OFFICE AREA : with window overlooking garden, radiator and laminate flooring.

LANDING : with loft hatch (not to be used) and radiator.

WC : with low flush WC, ceramic sink and tiled walls.

BATHROOM : with sink pedestal, bath with screen and electric shower, fully tiled walls, heated towel rail and store cupboard.

BEDROOM ONE : (14.05 x 8.06 ft) a rear facing double bedroom with closet and radiator.

BEDROOM TWO : (13.09 x 9.00 ft) a front facing double bedroom with radiator.

BEDROOM THREE : (8.00 x 9.01 ft) a small double front facing bedroom with radiator and overstair storage cupboard.

GARAGE : a single garage with power and light.

OUTSIDE : To the front there is parking via driveway. Please note that the tenants are responsibile for maintaining the front lawns. The rear garden is mainly laid to lawn with patio and decked area and small brick store.

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

Gardens : The tenants are responsible for also maintaining the front garden/grass area.

Water : Rent is inclusive of water rates.

INTERNET : ADSL and Fibre broadband available.

Council Tax : Melton Borough Council : Band C.

Deposit : £1,298

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

Services : Mains electricity, gas, water, drainage.

VIEWINGS : Strictly by appointment with Shouler & Son only.

EPC : Band D

PETS : A small to medium dog may be considered at discretion of landlord subject to damage rectification clause in the agreement and at an increased rent of £25 PCM.

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.