Property description

A LOVELY CHARACTER DETACHED RESIDENCE WITH THREE DOUBLE BEDROOMS (ENSUITE TO MASTER). Viewing is highly recommended to appreciate this spacious accommodation with secure parking, gated entrance and private terrace. The communal garden area is maintained under the service arrangements. EP Rating C.

Hallway, Sitting Room, Family Room (also suitable for Study or Potential 4th Bedroom), Ground Floor Toilet, Modern Kitchen, Dining Room, Three Double Bedrooms with En Suite Shower Room to the Master, Family Bathroom, Private Terrace, Communal Lawned Garden, Gravelled Driveway, Burglar Alarm

DIRECTIONS TOTHE PROPERTY 
From the Agents office on Mary Vale Road, cross Linden Road, proceed down Mary Vale Road, continuing into Heath Road, until you reach the t-junction at the end of Heath Road.  Turn right where the property can be found on the left hand side just after Hole Farm Road. You will see a gated entrance and set back from the road is 'Hole Farm Mews'. 
  
Hole Farm Mews was converted in 2002 from the former coach house with the adjacent apartments fronting Hole Lane being the former farmhouse.  The original oak floors mentioned within the sales particulars were retained from the farmhouse as were the flagstones on the garden terrace.  The accommodation has since been extended to provide a further first floor bedroom, ground floor toilet and ground floor family room/study/potential fourth bedroom. Viewing is highly recommended to fully appreciate the charm and character the accommodation provides. 

THE ACCOMMODATION MORE PARTICULARLY COMPRISES 
  
Reception Hall, Sitting Room, Family Room/Study,Ground Floor Toilet, Modern Kitchen with Various Integrated Appliances Leading to the Dining Room with Feature Window, Master Bedroom with En Suite Shower Room, Two Further Bedrooms, Main Bathroom with Shower, Private Garden Terrace Approached from the Sitting Room, Communal Lawned Garden, Gravelled Driveway with Allocated Parking for Two Cars, Electronic Gated Entrance with Security Intercom, Gas Fired Central Heating, Double Glazing, Burglar Alarm
  
ON THE GROUND FLOOR 
  
RECEPTION HALL 
having original oak flooring, staircase rising to first floor accommodation with understairs recess, telephone point, central heating radiator, two ceiling light points and doors leading to 
  
GROUND FLOOR CLOAKROOM (FRONT)  
having original oak flooring, circular frosted sealed unit double glazed window to front, central heating radiator, extractor fan, ceiling light point and white suite comprising close coupled toilet, feature corner wash hand basin with mixer tap set in vanity unit with cupboard below, tiled splash back and vanity mirror over incorporating cosmetic light. 
  
FAMILY ROOM/STUDY (REAR) 14'4\" x 10'4\" (4.37m x3.15m) 
having sealed unit double glazed windows to side and rear, central heating radiator and V-groove laminate wood effect flooring, 
  
CLOAKS CUPBOARD 
housing the fuse board and water meter also having fitted coat hooks and providing storage space. 
  
SITTING ROOM (REAR) 12'9\" x 12'8\" (3.89m x 3.86m) 
having original oak flooring, sealed unit double glazed window to side, sealed unit double glazed French doors overlooking and leading to the enclosed terrace area, central heating radiator, television aerial point and ceiling light point with fitted dimmer switch. 
  
MODERN FULLY FITTED KITCHEN (SIDE) 12'9\" x 8'8\"(3.89m x 2.64m) 
having tiled flooring, sealed unit double glazed window to both sides, glazed double doors leading through to the dining area, single drainer stainless steel sink unit with mixer tap, range of maple effect wall and base cupboards and drawers with tiled splash backs and high gloss roll edge complementary work surfaces, built-in Diplomat stainless steel electric fan assisted oven, diplomat stainless steel four ring gas hob with stainless steel extractor canopy over, integrated fridge freezer together with integrated dishwasher and integrated washing machine, central heating radiator and wall mounted Ferroli combination gas fired central heating boiler.
  
DINING ROOM (FRONT) 12'9\" x 9'8\" (3.89m x 2.95m) 
a real feature of the property, having original oak flooring, a full depth arched sealed unit double glazed window at the front (formerly the coach house entrance) with sealed unit double glazed window to side, central heating radiator and ceiling light point. 
  
LANDING 
having sealed unit double glazed window to side, loft access trap, ceiling light point and doors to 
  
MASTER BEDROOM SUITE COMPRISING  
  
BEDROOM (THROUGH) 19'1\" x 10'4\" (5.82m x 3.15m) 
having sealed unit double glazed window to front enjoying open views across fields, central heating radiator, laminate wood effect flooring, two double glazed Velux skylights, ceiling light points and door to 
  
EN SUITE SHOWER ROOM 
having corner shower cubicle with sliding doors,chrome shower with tiled surround, pedestal wash hand basin with mixer tap, close coupled low level w.c. suite, laminate wood effect flooring, chrome 'ladder style' central heating radiator/towel rail, automatic extractor fan, part tiled walls and ceiling light point.   
  
BEDROOM TWO (SIDE) 12'10\" x 12'5\" (3.91m x 3.78m) 
having sealed unit double glazed window to side,circular sealed unit double glazed window to front, central heating radiator, laminate wood effect flooring, telephone point and ceiling light point. 
  
BEDROOM THREE (SIDE) 12'10\" x 9'5\" (3.91m x 2.87m) 
having sealed unit double glazed window to side,central heating radiator, built-in shelved storage cupboard, television aerial point, laminate wood effect flooring and ceiling light point. 
  
BATHROOM WITH SHOWER (SIDE) 6'8\" x 5'10\" (2.03m x1.78m) 
having two Velux double glazed skylights, laminate wood effect flooring, central heating radiator, mainly tiled walls and extractor fan together with ceiling light point and a white bathroom suite comprising panelled bath with chrome shower over and shower screen, pedestal wash hand basin and close coupled low level w.c. suite. 
  
OUTSIDE 
  
COMMUNAL GARDEN AREA 
with shaped lawn, block paved patio area and surrounding flower and shrub borders. 
  
PRIVATE ENCLOSED GARDEN TERRACE 
having the original flag stones formerly from the farmhouse and being approached from the sitting room. 
  
PARKING 
The property is approached from Hole Lane via an electronic gated entrance with security intercom having a gravelled enclosure with parking for two cars for Hole Farm Mews. 
  
DATA 
  
TENURE 
The Agent understands the property is Leasehold with the lease having been created on the 1st September 2002 for a term 125 years subject to a peppercorn ground rent. 
  
MANAGEMENT SERVICE CHARGE 
We understand from our client, that the Management Service Charge for 2015 amounts to £387 per half year. 
  
BURGLAR ALARM 
A burglar alarm is installed. 
  
FIXTURES AND FITTINGS  
All items of fixtures and fittings except those mentioned in these detailed sales particulars are excluded from the sale.  The staircase carpet is included and blinds and curtains where fitted are available by separate negotiation. 

Consumer Protection from Unfair Trading Regulations 2008.
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property.