SUMMARY
ENTRANCE HALL : Entered via a composite door to entrance hall with vinyl tile wooden floor with door to study.

STUDY : (2.7 x 1.9 m) with radiator.

SITTING ROOM : (3.8 x 4.0 m) with radiator, bookshelves, open fire and door to kitchen.

KITCHEN/DINING ROOM : (5.4 x 7.3m at longest point) a spacious room with wood effect vinyl floor, a range of eye and base leve units, laminate worktops, ornamental fire (not to be used as not in service), electric oven, stainless steel extractor fan, space for dishwasher, space for fridge, patio doors to garden, radiator.

UTILITY ROOM : with radiator, space for washing machine, laminate worktops and door to garage.

WC : with low flush WC, ceramic sink and radiator.

STAIRWELL AND LANDING : with radiator.

MASTER BEDROOM : (3.3 x 5.6 m) a double bedroom with dual aspect windows, 2 radiators, walk in wardrobe and door to ensuite.

ENSUITE : with low flush WC, sink, radiator, shower enclosure with mixer shower, tiled splashback and wood effect vinyl flooring.

BATHROOM : comprising of a 4 piece suite of sink, panelled bath, shower enclosure with electric shower, ceramic sink, low flush WC, radiator, tiled splashbacks and wood effect vinyl flooring.

BEDROOM TWO : (2.7 x 3.9 m) a double bedroom with radiator, ornamental fire.

BEDROOM THREE : (3.3 x 2.8 m) a double bedroom with over stairs cupboard and bank of built in wardrobe housing the Worcester gas fired combi boiler.

GARAGE : Single garage with power and light.

OUTSIDE : off street parking to the front for several cars via driveway and a lawn. To the rear there is a patio and the garden is mainly laid to lawn.

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
The Property Is UNFURNISHED to include carpets and some curtain poles only.

Council Tax : Melton Borough Council : Band C.

Deposit : £1,494

Term : An assured periodic tenancy is offered with a notice period of 2 months.

Services : Mains electricity, gas, water and drainage.

EPC : C

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 melton.gov.uk/planning

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.