3 bedroom house

'Located just to the west of central Hereford an end of terrace residence of the Victorian era which is bay fronted, has period features and offers well proportioned rooms with good ceiling heights to include two principle reception rooms, a kitchen/breakfast room, three bedrooms and bathroom. There is also a cellar and rear garden area'
DRAFT PARTICULARS ONLY

LOCATION
Breinton Road is located just to the west of Hereford City Centre. Broomy Hill is closeby with its access to riverside walks and Hereford as a whole offers a wide range of shopping, leisure and recreational facilities together with both bus and railway stations.
DESCRIPTION
58 Breinton Road is a substantial end of terrace home which offers well proportioned rooms which have a good ceiling height. The property is centrally heated and double glazed and offers some period fireplaces with exposed wooden floor boards to some reception areas. The accommodation includes principle reception rooms and a kitchen/breakfast room. On the first floor there are three bedrooms and a bathroom and the property also has a cellar and good sized private garden. In more detail the accommodation comprises:
ON THE GROUND FLOOR:

Entrance Porch
With a decorative arch over, original tiled floor and door with two glazed upper panels to:
The Lobby 1.32m (4'4) x .94m (3'1)
With coconut mat flooring and a glazed panel door to:
The Reception Hall 3.51m (11'6) x .94m (3'1) (widening to 11'10)
With a return stairway with wooden hand rail to the first floor, second hand rail and door to the cellar, decorative ceiling cornice, radiator, stripped wooden flooring and with a door with glazed upper panels to the dining room and panelled door to:
The Sitting Room 3.45m (11'4) x 3.76m (12'4) (14'10 into bay with a 9' ceiling height)
With a double glazed bay window area to the front, decorative ceiling cornice, radiator and with a feature painted slate fire surround and mantel with a cast iron inset, tiled panels and tiled hearth. (9' ceiling height)
The Living/Dining Room 4.57m (15'0) x 3.76m (12'4) (9' ceiling height)
With a double glazed window to the rear, decorative ceiling cornice, radiator, exposed wooden floor boards and with a low level pair of cupboards with book shelving over and a painted slate fire surround and mantel with cast iron inset and tiled hearth.
The Kitchen/Breakfast Room 6.05m (19'10) x 2.92m (9'7)
With two double glazed windows overlooking the rear garden and with a double glazed window to the side and door to outside. Sunken ceiling lights, a pair of lattice doors to the boiler cupboard with a wall mounted gas fired boiler which provides central heating and domestic hot water. A range of fitted base cupboard and drawer units with roll edged working surfaces over, tiled surrounds and matching eye level cabinets including wine racking and with a pull out pantry unit and recess for an American style fridge freezer. Recess for range style cooker with cooker hood over, recess with plumbing for washing machine and with a 1½ bowl stainless steel sink unit with drainer and mixer tap. Radiator and tiled flooring.
ON THE FIRST FLOOR:

Landing
Approached over a return stairway with a double glazed window at mezzanine level, glazed light with borrowed light from attic space and with panel style doors to:
Bedroom 1 4.57m (15'0) x 3.78m (12'5) (15'0 into bay)
With a double glazed bay window to the front, picture rail, radiator and moulded timber fire surround.
Bedroom 2 3.84m (12'7) x 3.53m (11'7) (8'8 ceiling height)
With a double glazed window to the rear and radiator.
Bedroom 3 2.9m (9'6) x 2.41m (7'11) (plus 5'7 deep door recess)
With a double glazed window to the rear and radiator.
Bathroom 3.45m (11'4) x 1.83m (6')
With a velux roof light, double glazed window to the side and with white suite comprising curved shower cubicle with thermostatically controlled shower unit and tiled surround. Panelled bath, low level wc and pedestal wash basin. The walls are extensively tiled, wall light point, ladder type radiator and wood laminate flooring.
ON THE LOWER GROUND FLOOR:

The Cellar Area 5.49m (18'0) x 1.4m (4'7) (ceiling height approximately 6'2)
With electric light and power points.
OUTSIDE:

Garden
At the front of the property there is a low brick wall with semi circular bricks over and a quarry tiled pathway leads to the front door with two steps up to the porch. At the front of the property part of the area is given over to a concrete pathway and part is given over to a stone border and two shrubs. A gateway at the side of the property provides a rear means of access over which one other property has the right of way.

At the side of Number 58 there is a concrete yard area (approximately 21' x 8') which leads to a further patio area (18' wide x 9'10 deep).

Steps formed in brick lead up to the rear garden which is approximately 46' long x about 18' wide. Through the middle of this area there is a lawn with borders to each side stocked with a wide variety of shrubs, plants and feature trees. Shrubs include a Rhododendron, Lilac and Rose together with a Fig tree. Boundaries are created substantially in lap timber fencing with a brick wall at the far end.
Agent's Note
One adjacent property has the benefit of a pedestrian right of way to the side of 58 and across part of the rear garden in order that they may have access to their property (subject to confirmation).
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[use Contact Agent Button].
DIRECTIONAL NOTE
From central Hereford proceed from the Agents' office into St Nicholas Street and pass over the traffic lights into Barton Road. Enter Breinton Road and the property will be identified on the right hand side.
8th September 2021
ID32239
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.