SUMMARY
Sitting Room : (11.03 x 21.11 ft) a very spacious sitting room with two radiators, bi fold door overlooking garden and multifuel stove on yorkstone hearth and cupboard housing the grant oil fired boiler and hot water cylinder.

Breakfast Kitchen : (13.05 x 15.03 ft) a shaker style kitchen with a range of eye and base level units, space for range oven, resin sink, space for dishwasher and fridge freezer, door to garden, tiled flooring, tiled splashbacks, breakfast bar island with solid oak top.

Hallway : with radiator, door to outside and stairs to landing.

Downstairs Shower Room : Shower with rainfall heat, heated towel rail, low flush WC, sink in vanity unit, tiled flooring and splashbacks.

Bedroom One : (11.01 x 9.07 ft) a downstairs bedroom with radiator.

Bedroom Two : (10.00 x 9.07 ft) a double bedroom with radiator and views over garden.

Bedroom Three : (12.00 x 11.07 ft) an upstairs double bedroom with a radiator and eaves storage.

Master Bathroom : with bath, shower with mixer shower, low flush WC, chrome heated rail, sink in vanity unit, cupboard, tiled flooring.

Outside : large lawned gardens, private gravelled driveway, decked area, gravelled area, pergola and timber shed (not to be maintained or replaced by landlord)

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.

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 : £1,609

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.