HALLWAY
with door to front, radiator and stairs to first floor.

LOUNGE 4.65m x 3.94m (15'3 x 12'11)
A well proportioned room with window to front, radiator, pine fire surround with cast iron open grate and door to:-

BREAKFAST KITCHEN 4.42m x 2.77m (14'6 x 9'01)
A fully fitted kitchen with window to rear, a range of cream Shaker-style wall and base units, worktops, inset sink, electric hob, electric oven, space and plumbing for washing machine and dishwasher, fridge (left by previous tenant and does not form part of tenancy nor will landlord be responsible for maintenance or replacement) pantry and door to:-

REAR LOBBY
with door to outside w.c.

STAIRCASE AND LANDING
with window to side with views.

BEDROOM ONE 3.81m x 3.18m (12'6 x 10'5)
with window to front, radiator and built-in airing cupboard.

BEDROOM TWO 2.97m x 3.15m (9'9 x 10'4)
with window to rear having views towards the church and a radiator.

BEDROOM THREE 1.85m x 2.41m (6'1 x 7'11)
with window to front, radiator and built-in cupboard.

BATHROOM
with window to rear, modern white suite comprising w.c., wash basin and bath with mixer tap/shower, electric shower, glass shower screen, tiled splashbacks and radiator.

OUTSIDE
Concrete driveway with off street parking for several cars. Single garage containing oil fired boiler. Lawned gardens to three sides with open views to all aspects and two brick outhouses.

LOCATION
To locate the property, take the A607 Thorpe Road out of Melton Mowbray and continue to Waltham-on-the-Wolds turning right into High Street. Continue out of the village and pass through Stonesby, eventually turning left signposted to Saltby. Upon reaching the village turn left by 'The Nags Head' into Main Street and upon reaching the right hand bend turn left through the stone pillars into Church Farm, passing through the yard, and No. 23 will eventually be found on your right.

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

Council Tax : Melton Borough Council : Band B.

Deposit : £1,153

Term : An assured periodic tenancy is offered.

Services : Mains electricity and Water. Private drainage. Oil central heating, any remaning oil must be purchased at the start of the tenancy.

EPC : D rating.

INTERNET : ADSL and satellite broadband available.

VIEWINGS : Strictly by appointment with Shouler & Son only.

EPC : D rating

VIEWINGS : Strictly by appointment with Shouler & Son only.

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.