Cold Overton Road, Oakham, LE15 6NT

DESCRIPTION
A well-presented and much improved semi-detached house with off-road parking and a mature, south-facing rear garden situated within walking distance of Oakham town centre and its amenities.

The interior features an excellent refitted kitchen, refitted WC and refitted bathroom with a separate shower cubicle.

Benefiting from full gas central heating, the accommodation is arranged over two storeys and briefly comprises:

GROUND FLOOR: Entrance Hall, Living Room, open-plan Dining Kitchen, Utility Room, Cloakroom/WC; FIRST FLOOR: three Bedrooms, Bathroom.

OUTSIDE there are pleasant, established gardens to front and rear, as well as a concrete driveway with gated access (to the rear) providing off-road parking.

ACCOMMODATION

GROUND FLOOR

Entrance Hall (1.98m x 3.73m (6'6" x 12'3"))
UPVC double-glazed entrance door with window to side, under-stairs store cupboard, staircase leading to first floor, door to Kitchen/Diner, door to Living Room.

Living Room (4.01m x 3.73m (13'2" x 12'3"))
Radiator, wall-light points, ceiling cornice, double-glazed French doors with windows to either side giving access to south-facing rear garden.

Open-plan Kitchen/Diner (6.12m x 3.20m (20'1" x 10'6"))
A true hub of this home, this spacious, dual-aspect room incorporates Kitchen and Dining Area as follows:

Kitchen
Attractively refitted with a range of modern units featuring wood-effect work surfaces with metro-style tiled splashbacks, inset twin-bowl single drainer sink with mixer tap, integrated electric oven and electric hob, base cupboard and drawer units and matching eye-level wall cupboards. There is a freestanding island unit with a breakfast bar.

Radiator, stone tile-effect floor, space for an upright fridge-freezer, recessed ceiling spotlights, window overlooking garden, part-glazed door leading to Utility Room.

Dining Area
Stone tile-effect floor, feature recess with raised hearth and wood display shelf above, French doors giving access to garden.

Utility Room (4.67m max x 2.59m (15'4" max x 8'6"))
Space and plumbing for washing machine, stone tile-effect floor, internal door to WC, dual-aspect windows and two UPVC double-glazed external doors giving access to gardens.

Cloakroom/WC (1.40m x 0.94m (4'7" x 3'1"))
Refitted with white suite of low-level WC and hand basin. Stone tile-effect floor, window to front.

FIRST FLOOR

Landing
Built-in cupboard housing gas condensing central heating boiler, ceiling cornice, loft access hatch.

Bedroom One (3.58m x 3.96m max (11'9" x 13'0" max))
Radiator, ceiling cornice, window to rear.

Bedroom Two (2.79m x 2.97m (9'2" x 9'9"))
Radiator, ceiling cornice, window to rear.

Bedroom Three (2.39m x 2.59m (7'10" x 8'6"))
Radiator, built-in cupboard, ceiling cornice, window to front.

Bathroom (3.23m x 1.70m (10'7" x 5'7"))
Refitted with white suite comprising low-level WC, pedestal hand basin with tiled splashback, panelled bath with tiled splashback and separate corner shower cubicle with tiled surround. Window to side.

OUTSIDE

Gardens
To the front of the property there is a lawn with borders bounded and privately screened by mature hedging. A concrete pathway leads to the front door.

The rear garden is fully enclosed. Immediately to the rear of the property there is a sunken south-facing paved patio area with a wall-mounted light. Steps lead up to an area of lawn with inset trees and established borders.

Parking
A concrete driveway with gated access to the rear of the property provides off-road parking

SERVICES
None of the services, fittings, or appliances (if any) heating installations, plumbing or electrical systems, telephone or television points have been tested by the Selling Agents.

OAKHAM
Oakham is a lovely market town being the administrative centre for Rutland. It is popular with commuters and is within travelling distance of a number of other centres including Peterborough, Leicester, Nottingham, Melton Mowbray, Grantham, Stamford, Kettering and Corby. In addition there is a British Rail station in the town and there are services to Leicester, Birmingham and Peterborough, where at the latter location there is a good train service to London, King's Cross.

Within the town there is a good range of shops which cater for most needs, together with a produce market each Wednesday and Saturday. There is also a good range of other facilities including doctors, dentists, opticians, veterinary surgery etc. In the town there is a good range of Local Authority schools together with the private Oakham School which caters for children of most ages. Preparatory education on a private basis is available at Brooke Priory.

Sporting facilities in the area are many and varied and include cricket, golf, football, tennis, rugby football, bowls together with a number of leisure pursuits which can be enjoyed at Rutland Water which is just to the east of Oakham and these include sailing, windsurfing and fly fishing.

COUNCIL TAX BAND
Band B
Rutland County Council, Oakham 01572-722577

INDEPENDENT MORTGAGE ADVICE
Murray, in conjunction with St. James's Place Wealth Management can offer free independent advice whether you buy through Murray Estate Agents or another agent. St. James's Place Wealth Management have access to over 13,000 mortgage products and are able to find the most competitive products from the whole market. Your home may be repossessed if you do not keep up repayments on your mortgage.

N.B.
Interested parties are advised to check with ourselves that these particulars have not been altered or amended in any way since they were issued.

VIEWING
By appointment to be made through the Selling Agents please. If you are travelling a long distance please telephone prior to departure to ensure the property is still available and to discuss any particular points which are likely to affect your interest in this property in order that you do not make a wasted journey.

OFFICE OPENING HOURS
Monday - Friday 9.00 - 5.30
Saturday 9.00 - 12.00

DISCLAIMER
1. The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract. No responsibility is assumed for the accuracy of individual items. Prospective purchasers and lessees ought to seek their own professional advice.

2. All descriptions, dimensions, area, reference to condition and necessary permission for use and occupation and their details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection, or otherwise as to the correctness of each of them.

3. No person in the employment of Messrs Murray has any authority to make or give any representations or warranty whatever in relation to this property or these particulars or enter into any contract relating to this property on behalf of the vendor.

4. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn.

5. It should not be assumed that the property has all necessary planning, building regulation or other consents. Where any reference is made to planning permission or potential uses, such information is given in good faith.

6. The information in these particulars is given without responsibility on the part of the agents or their clients. These particulars do not form any part of an offer of a contract and neither the agents nor their employees has any authority to make or give any representations or warranty in relation to this property.

Money Laundering Regulations 2003

Anti-Money Laundering Regulations came into force in March 2004. These regulations affect estate agents, there will be requirement that Murray's confirm the identity of its seller and buyers.