SUMMARY
ENTRANCE PORCH : Entered via composite door to porch with hardwood glazed door to front sitting room.

FRONT RECEPTION ROOM : a spacious room with cafe shutters, wood burning stove, radiator, shelves and under stair cupboard.

MIDDLE RECEPTION ROOM : a spacious room with radiator, wood burning stove and stairs to first floor landing.

KITCHEN : A traditional shaker kitchen comprising a range of eye and base level units, wood effect worktops. range oven, space for fridge freezer, Worcester Bosch gas fired combi boiler, ceramic sink with mixer tap, stable door to outside, spotlights and slate floor.

UTILITY ROOM/WC : Accessed externally there is a low flush WC, washing machine and tumble drier (both no to be maintained or replaced by the landlord).

FRONT BEDROOM : A double bedroom with radiator.

REAR BEDROOM : A double bedroom with radiator and storage wardrobe/closet.

BATHROOM : A three piece suite with bath, mixer shower in large shower enclosure, low flush WC, ceramic sink in vanity unit, chrome heated towel rail, slate tiled splashback with a LTV floor.

OUTSIDE : off street parking via driveway for 2 cars and a single garage with power and light. Rear garden with lawn area, raised beds, outside tap and gate to side.

IMPORTANT TENANCY INFORMATION
The Property Is UNFURNISHED to include carpets and some curtains and blinds.

Council Tax : Melton Borough Council : Band A.

Deposit : £1,125

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

Services : Mains electricity, gas, water and drainage.

EPC : D

A SMALL or MEDIUM DOG MAY BE PERMITTED AT THE LANDLORDS DISCRETION AT AN INCREASED RENT OF £25 PCM MORE ON THE RENT.

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 : None to report. Please refer to www.melton.gov.uk for any relevant planning applications.

Accessibility: Stairs to first floor.

Construction: Brick under slate 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.