ENTRANCE HALL
Entered via a uPVC door with stairs to first landing.

LOUNGE 3.63m x 5.13m (11'11 x 16'10)
with radiator, storage cupboard and wood burning stove on a sandstone hearth.

KITCHEN/DINER 3.58m x 3.63m (11'09 x 11'11)
a modern fully fitted kitchen comprising a range of eye and base level units, laminate work surfaces, stainless steel sink, space for washing machine, space for electric oven, space for fridge freezer, space for a dining table, tiled splash backs, pantry, radiator, vinyl flooring and wall mounted gas boiler.

BEDROOM ONE 3.66m x 4.06m (12 x 13'04)
A double bedroom with radiator and feature cast iron fire place.

BEDROOM TWO 3.66m x 2.39m (12 x 7'10)
A double bedroom with radiator and cupboard.

BATHROOM
A three piece suite comprising low flush WC, sink pedestal, panelled enamelled bath with electric shower over, radiator, tiled splash backs, vinyl flooring and airing cupboard housing immersion heater and water tank.

OUTSIDE
A gated driveway with off street parking for 2-3 cars via a gravelled area, a large garden mainly laid to lawn and a brick built coal/wood store.

LOCATION
Take the A606 Nottingham Road out of Melton. After passing through Ab Kettleby, take the first left at Little Belvoir crossroads, then take the third road on the left for Grimston. On entering the village turn right into the driveway, the property can be found facing opposite the side of the Black Horse Public House.

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

Council Tax : Melton Borough Council : Band D.

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 : E.

A PET 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.

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 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.