SUMMARY
ENTRANCE HALL : Entered via a composite door, stairs to first floor landing and a radiator.

WC : With low flush WC, ceramic sink, radiator, tiled flooring.

SITTING ROOM : (14.02 x 11.11 ft) A spacious room with radiator and under stair cupboard.

KITCHEN/DINER : (15.03 x 7.11 ft) A modern shaker style kitchen with a range of eye and base level units, wood effect laminate worktops, stainless steel sink with mixer tap, space for washing machine, wall mounted Logic gas combi boiler, gas integrated hob, electric oven, stainless steel splashback and extractor fan, space for fridge freezer, radiator, wood effect vinyl flooring and double patio doors to garden.

LANDING : With store cupboard.

BEDROOM ONE (11.11 x 9.06 ft) A double bedroom with radiator and store cupboard and wall shelving.

ENSUITE : Low flush WC, shower enclosure with mixer shower, ceramic sink pedestal, radiator, tiled walls and vinyl flooring.

BATHROOM : With three piece suite comprising of bath with screen and electric shower, certamic sink pedestal, low flush WC, radiator, tiled splashbacks and vinyl flooring.

BEDROOM TWO (7.06 x 9.01 ft) A single bedroom with radiator.

BEDROOM THREE/STUDY/NURSERY (5.06 x 7.06 ft) With radiator.

OUTSIDE : To the front the property has off street parking to a driveway for 2 cars and side gated access to the rear garden. To the rear there is an enclosed rear garden with two patio areas and a lawn.

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

Council Tax : Melton Borough Council : Band B.

Deposit : £1,240

Term : An assured period tenancy is offered.

Services : Mains electricity, gas, water and drainage.

EPC : Band B.

Internet : ADSL and Fiber Available.

Restrictions: No business use.

Flood/Erosion Risk: None to report.

Planning Permissions : None to report. Please refer to www.melton.gov/planning

Accessibility: Stairs to first floor.

Construction: Brick and stone under tile roof.

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.

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.

LOCATION
To locate the property take Scalford Road out of Melton Mowbray, opposite John Ferneley turn into Brocklehurrst Road. Bear left around the bend and continue on this road at the top you will see Discovery Drive and the property can be found overlooking the communal green.