A spaciously planned, semi-detached family house offering well-presented accommodation across two floors. On the ground floor the property provides two reception rooms with a conservatory off as well as a fitted kitchen. Upstairs are three bedrooms and a bathroom. The property also provides driveway parking with garage to the front and generously proportioned gardens to the rear.

Build date - 1933
Approximate area - 979ft2/91m2

Location - the property occupies a highly popular position approximately 1.5 miles northeast of Hereford city centre within the Tupsley area of Hereford. A number of amenities can be found nearby to include choice of shops, schools, colleges and public house with restaurant. The city centre of Hereford also offers a vast array of shops, bars, restaurants and facilities including cinema, hospital and train station.

Accommodation - approached from the front, in detail the property comprises:

Canopy Porch to Entrance Hall with double-glazed frosted door, staircase to first floor, under stairs cupboard, phone line, power point, radiator, fitted carpet flooring, doors to living room, dining room and kitchen.

Living Room  13'9" (into bay) x 12'3" (4.19m (into bay) x 3.73m) with double-glazed bay window, window seat, multi-fuel burner, TV aerial point, power points, radiator, fitted carpet flooring.

Dining Room  12'3" x 11'0" (3.73m x 3.35m) with double-glazed patio door to conservatory, gas fire, power points, TV aerial point, radiator, fitted carpet flooring.

Conservatory  4'3" x 8'3" (1.30m x 2.51m) with double-glazed windows, double-glazed patio doors, power points, fitted carpet flooring.

Kitchen  14'9" x 9'3" (4.50m x 2.82m) with double-glazed window, double-glazed door to side access, fitted units and drawers under work surface, eye level units, inset sink with drainer, eye level oven, electric hob, space and plumbing for washing machine, power points, radiator, wood-effect flooring.

Stairs from entrance hall to first floor landing with double-glazed frosted window, loft hatch to roof space, power point, fitted carpet flooring, doors to bedrooms and bathroom.

Bedroom 1 11'7" (excluding bay) x 10'6" (3.53m (excluding bay) x 3.20m) with double-glazed bay window, window seat, single door store cupboard, power points, radiator, fitted carpet flooring.

Bedroom 2  12'3" x 11'9" (3.73m x 3.58m) with double-glazed window, single door store cupboard, power points, radiator, fitted carpet flooring.

Bedroom 3  7'7" x 8'6" (2.31m x 2.59m) with double-glazed window, single door store cupboard, power points, radiator, fitted carpet flooring.

Bathroom  6'7" x 6'3" (2.01m x 1.91m) with double-glazed frosted window, bath with mains mixer shower over, WC, wash hand basin, heated towel rail, tile-effect flooring.

Outside - to the front of the property is driveway parking leading to side access and the Garage 14'9" x 8'3" (4.50m x 2.51m) with up-and-over door, power points and lighting.  The rear garden has a patio seating area and lawn garden with bed and borders.  There is also a rear patio area.

SERVICES    All mains services are connected to the property.

AGENT'S NOTE        None of the appliances or services mentioned in these particulars have been tested.

COUNCIL TAX BAND    C.

Route Directions - the property is best approached by leaving Hereford along Bath Street and at the traffic lights at the junction with St Owen Street bear left and proceed along St Owen Street, passing the Hereford Fire Station and bearing left into Ledbury Road.  Proceed along Ledbury Road, passing straight over the roundabout at the Rose & Crown public house and proceed to the traffic lights at the junction with Church Road and Folly Lane and continue on into upper Ledbury Road where the property will be situated on the left-hand side as indicated by the Andrew Morris for sale board.

MONEY LAUNDERING REGULATIONS To comply with Money Laundering Regulations, prospective purchasers will be asked to produce identification documentation at the time of making an offer.  We ask for your co-operation in order that there is no delay in agreeing the sale.
CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008 (CPR) We endeavour to ensure that the details contained in our brochure are correct through making detailed enquiries of the owner but they are not guaranteed. Andrew Morris Estate Agents limited have not tested any appliance, equipment, fixture, fitting or service and have not seen the title deeds to confirm tenure. None of the statements contained in these particulars as to this property are to be relied on as representation of facts. Any intending purchasers must satisfy themselves by inspection or otherwise as to the correctness of each statement contained within these particulars.
REFERRAL FEES Andrew Morris estate agents may benefit from commission or fee from other services offered to the client. These services include but may not be limited to conveyancing, financial advice, surveys and insurance.