Situated to the south of Hereford City, a superbly presented four bedroom detached family home, which has been extended to provide a fantastic open plan kitchen/dining/family room area with bi-fold doors opening to the rear garden. The property also has the benefit of gas central heating, double glazing, off-road parking and garage.

NEW INSTRUCTION
DRAFT PARTICULARS ONLY

LOCATION
The property is located to the south of Hereford in the popular residential location of Lower Bullingham. In the area are a range of amenities including local shops, public house and Hereford as whole offers a wide range of shopping, leisure and recreational facilities, together with educational establishments and both bus and railway stations.
DESCRIPTION
The subject property has been extended to provide further living accommodation with an open plan kitchen/dining/family area with bi-fold doors opening to the rear garden. The property which is in excellent decorative order has the benefit of gas central heating, with recently fitted boiler, double glazing, off-road parking and garage. It comprises, entrance hall, cloakroom, sitting room, open plan kitchen/dining/family area, first floor landing with access to four bedrooms and a family bathroom. The property comprises in more detail;
ON THE GROUND FLOOR:

Entrance Hall
Double glazed side entrance door giving access to the entrance hall, with side aspect double glazed window, panelled radiator, Nest heating control, alarm panel, door to the cloakroom, sitting room, stairs to the first floor and access to the open plan kitchen/dining/family room.
Cloakroom
With side aspect, double glazed window, low flush wc, wash hand basin with tiled splash back, panelled radiator, partially tiled wall surround and tiled flooring.
Sitting Room 4.88m (16'0) x 3.2m (10'6)
With front aspect double glazed window, gas fire with decorative surround and hearth, panelled radiator, coved ceiling and fitted carpet.
Open plan Kitchen-dining/family room 6.1m (20'0) maximum, narrowing to 17ft 6
Kitchen area, with Belfast style sink, work surface with splash back, matching range of wall and base mounted units, integrated electric oven and hob, integrated fridge, integrated freezer and under floor heating. Dining area with space for table and wall mounted radiator and underfloor heating. Family area with roof lantern, four panel bifold doors giving access and overlooking the rear garden, wires for surround sound, inset spotlights, feature panelled radiator, under floor heating and control panel for the under floor heating which is controlled
ON THE FIRST FLOOR:

Landing
With side aspect double glazed window, smoke alarm, access hatch to loft space and doors to bedrooms and bathroom.
Bedroom 1 3.84m (12'7) maximum x 3m (9'10)
With front aspect double glazed window, range of built in wardrobes, panelled radiator and fitted carpet.
Bedroom 2 2.95m (9'8) x 2.72m (8'11)
With rear aspect double glazed window, panelled radiator, wardrobe and fitted carpet.
Bedroom 3 3m (9'10) x 2.84m (9'4) maximum (into recess) narrowing to 7ft 3
With front aspect double glazed window, panelled radiator and fitted carpet.
Bedroom 4 3.07m (10'1) x 2.72m (8'11) maximum
With rear aspect double glazed window, panelled radiator and fitted carpet. Please note this is an L- shaped room.
Bathroom 2.11m (6'11) x 1.68m (5'6) maximum
With side aspect double glazed window, suite comprising panelled enclosed bath with mixer tap and shower attachment, low flush wc, pedestal mounted wash hand basin, panelled radiator, partially tiled wall surround and laminated flooring.
OUTSIDE:

Parking
To the front of the property is a gravelled parking area, a path giving access to the front door, there's a driveway giving access to the garage.
Garage 4.85m (15'11) x 2.79m (9'2)
With up and over door, power, lighting, plumbing and space for washing machine, space for a tumble dryer and a wall mounted gas central heating boiler. With a personal door giving access to the entrance hall.
Garden
To the immediate rear of the property is a decked patio with steps leading to the main garden which is laid to lawn. The garden is enclosed by fencing and walling to provide a degree of privacy.
COUNCIL TAX BAND D
Payable to Herefordshire Council.
SERVICES
It is understood that mains electricity, gas, water and drainage services are connected to the property. Confirmation in respect of mains service supplies should be obtained by the prospective purchaser. None of the electrical goods or other fittings has been tested and they are sold without warranty or undertaking that they are installed to current standards.
VIEWING
Strictly by appointment through the agents, telephone Hereford .
DIRECTIONAL NOTE
Proceed out of Hereford on the Ross Road, at the traffic lights turn left onto the Holme Lacy Road and continue to the roundabout. At the roundabout take the second exit, continue along Holme Lacy Road. Continue past the Wye Inn public house and turn left into Goodwin Way, follow to the end of Goodwin Way into Rotherwas Close where the property is also located on the left.
ID / Date
ID38005
Disclaimer
Watkins Thomas Ltd. Registered in Cardiff, No: 8037310. These particulars are used on the strict understanding that all negotiations are conducted through WATKINS THOMAS LTD. MISREPRESENTATION ACT - 1967 WATKINS THOMAS LTD, for itself and for the Vendors of this property whose agent it is give notice that: 1. These particulars do not constitute, nor constitute any part of an offer or contract. 2. All statements contained in these particulars as to this property are made without responsibility on the part of WATKINS THOMAS LTD or the Vendor. 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 5. The Vendor does not make or give, and neither WATKINS THOMAS LTD nor any person in its employment has authority to make or give any representation or warranty whatsoever in relation to this property.