SUMMARY
ENTRANCE HALL : The property is entered via a uPVC composite door to entrance hall with radiator, stairs to first floor landing and karndean flooring

WC : With low flush WC, ceramic sink pedestal, heated towel rail.

KITCHEN : (1.87m x 1.69m ) A modern shaker style kitchen comprising a range of eye and base level units, quartz worktops, recessed stainless steel double sink with mixer tap, space for washing machine, integrated electric oven, integrated gas hob, stainless steel extractor fan, space for large freestanding fridge freezer, ceiling spotlights and karndean flooring.

SITTING ROOM : (4.89m x 3.98m) A spacious sitting room with radiator, double doors opening out onto garden and storage cupboard.

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

BEDROOM ONE : (3.98m x 4.02m at widest point) with radiator and door to ensuite.

ENSUITE : With large shower enclosure with mixer shower, ceramic sink, low flush WC with concealed cistern, radiator and spotlights.

MASTER BATHROOM : A modern suite with panelled bath, low flush WC with concealed cistern, sink pedestal, heated towel rail and spotlights.

BEDROOM TWO : (2.4m x 3.98m at widest point) A double bedroom with radiator and storage cupboard.

OUTSIDE : To the front there is a off street parking via tarmac driveway with parking for 2 cars. To the rear there is a garden with elevated lawn area, patio seating area all enclosed by panelled fencing.

IMPORTANT TENANCY INFORMATION
The Property Is UNFURNISHED to include carpets and curtain poles only.

Council Tax : Melton Borough Council : Band B (TO BE CONFIRMED)

Deposit : £1,153

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

Services : Mains electricity, gas, water and drainage.

EPC : B.

A SMALL DOG MAY BE PERMITTED AT THE LANDLORDS DISCRETION AT AN INCREASED RENT OF £25 PCM MORE ON THE RENT. A professional carpet cleaning clause and damage rectification clause will be added to the tenancy agreement.

INTERNET : ADSL and Fibre broadband available.

VIEWINGS : Strictly by appointment with Shouler & Son only.

Holding Deposit : Equivalent of one weeks rent inc VAT.

Restrictions: No business use.

Flood/Erosion Risk: None to report.

Planning Permissions : NA

Accessibility: Stairs to first floor.

Construction: Brick under tile roof.

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.

DIRECTIONS
As you enter the Avant development off Leicester Road pass the sales office on your left and take the first turning on your left after this. Follow this road to the bottom and then bear right and the property can be found on your right hand side.