Larchfield, Oakham, LE15 6PP

DESCRIPTION
Modern detached house set in a cul-de-sac within a popular residential area on the edge of Oakham.

Benefiting from gas-fired central heating system and double glazing throughout, the accommodation briefly comprises:

GROUND FLOOR: Entrance Hall, Lounge, refitted Dining Kitchen, Utility Room, Cloakroom/WC; FIRST FLOOR: Master Bedroom with en-suite Shower Room, three further Bedrooms, Family Bathroom.

OUTSIDE: integral single Garage with double-width driveway providing additional off-road parking to front, fully enclosed garden with large patio and lawn to rear.

ACCOMMODATION

GROUND FLOOR

Entrance Porch
Double-glazed front door leading to:

Entrance Hall
Radiator, staircase leading to first floor.

Lounge (4.06m x 3.58m (13'4" x 11'9"))
Feature fireplace, radiator, laminate flooring, window to front.

Dining Kitchen (4.57m x 2.87m (15'0" x 9'5"))
Refitted with excellent range of attractive modern units incorporating granite-effect work surfaces with matching upstand and breakfast bar area, inset single drainer sink with mixer tap, base cupboard and drawer units and matching eye-level wall cupboards. Integrated appliances comprise electric double oven and gas hob above. There is under-counter space for fridge and dishwasher.

Laminate flooring, door to Conservatory, window and external patio doors to rear garden.

Conservatory (2.90m x 4.09m (9'6" x 13'5"))
Glass roof, picture windows and external door to rear garden.

Utility Room (2.87m x 1.52m (9'5" x 5'0"))
Fitted worktop with inset single drainer sink, base cupboards, under-counter space for washing machine and tumble dryer, eye-level wall cupboards. Tiled splashbacks, internal door to Cloakroom/WC, external part-glazed door to rear garden.

Cloakroom/WC (0.74m x 1.93m (2'5" x 6'4"))
White suite of low-level WC and wash hand basin.

FIRST FLOOR

Landing
Built-in airing cupboard, loft access hatch.

Bedroom One (3.66m x 2.90m (12'0" x 9'6"))
Radiator, window to rear.

En-suite Shower Room
White suite of low-level WC and pedestal hand basin, shower cubicle, tiled splashbacks, window to rear.

Bedroom Two (2.44m x 3.25m + bay (8'0" x 10'8" + bay))
Radiator, window to front.

Bedroom Three (2.64m x 3.35m (8'8" x 11'0"))
Radiator, window to front.

Bedroom Four (2.62m x 1.85m (8'7" x 6'1"))
Radiator, window to front.

Family Bathroom (2.44m x 1.83m (8'0" x 6'0"))
White suite comprising low-level WC, pedestal hand basin and panelled bath with shower attachment. Tiled splashbacks, window to rear.

OUTSIDE

Integral Single Garage (5.16m x 2.49m (16'11" x 8'2"))
Electric roller shutter door to front.

Front Garden
To the front of the property is a driveway giving access to the garage and providing additional off-road parking.

A hand gate to the side of the house links front and rear of the property.

Rear Garden
The fully enclosed rear garden has been arranged to include a large paved patio area immediately to the rear of the house and adjoining lawn with well-stocked borders.

SERVICES
Mains electricity
Mains water supply
Mains sewerage
Gas central heating

According to https://checker.ofcom.org.uk/
Broadband available (Standard and Superfast, no Ultrafast)
Mobile signal:
Indoor: EE, Three, O2 fully available (calls and data), Vodafone - calls only
Outdoor: EE, Three, O2, Vodafone fully available (calls, data and enhanced data)
Results are predictions and not a guarantee.

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 D
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.