An individual, traditional family home, requiring some modernisation but with great potential, boasts a sizeable, private rear garden.

• Traditional family home
• Requiring some modernisation
• Conservatory
• Cloakroom
• Breakfast kitchen with integrated appliances
• Three spacious double bedrooms
• Mature gardens with private aspect
• Ample driveway parking
• Garage and workshop

This impressive property offers a variety of well-designed rooms, each contributing to its overall charm and functionality.

Inside, there is a light and airy living room with a stone fireplace, a welcoming hallway leading to a spacious landing, a formal dining room with a feature fire surround, and a breakfast kitchen fitted with integrated appliances. Additionally, there is a conservatory for enjoying garden views, three spacious double bedrooms, and a house bathroom with a matching suite. The property also boasts mature gardens, a garage with a workshop, and ample off-road parking.
44 Park Road is approached via a dwarf wall with a pathway leading to the property via steps. There are lawned areas on either side.

A blocked paved driveway provides plentiful off-road parking to the side and front of the property, leading to a garage.

Lantern-style courtesy lighting is present, and a part-glazed front entrance door opens onto a spacious and welcoming hallway.


Entrance
The hallway features a split-level staircase rising to the first-floor accommodation with storage beneath the stairs. Additional features include coving to the ceiling. A glazed door provides access to the rear garden, and further doors radiate to the ground floor accommodation.


Living room
To the left-hand side of the hallway, there is a light and airy living room. It features a stone fireplace with wooden display plinths, coving to the ceiling, and a leaded light window to the front elevation. From here, glazed double doors open onto a conservatory.


Conservatory
The conservatory is situated at the rear of the property, allowing for views of the garden. It is of part brick and double-glazed construction.


Dining room
To the right of the hallway is the formal dining room. It showcases a feature fire surround, coving to the ceiling, and a leaded light bay window to the front elevation.


Kitchen
The breakfast kitchen is located at the rear of the property. It is fitted with matching wooden wall, base, and drawer units, along with complementary work surfaces. The kitchen features an integrated oven, a four-ring gas hob, and an extractor.

There is also ample space for domestic appliances. A stainless-steel sink unit with a drainer is present, along with a floor-mounted boiler. Leaded light windows provide dual-aspect views, with one to the side elevation and another to the rear.


Cloakroom
Adjacent to the kitchen is a useful cloakroom that houses a low-level WC and a washbasin. The splashbacks and flooring are tiled, and there is an obscure leaded light window to the rear. A further door leads to the side of the property.


First floor
The traditional staircase from the hallway leads to a spacious landing. A beautiful stained-glass large window, which is secondary glazed, is situated at the rear of the landing.

There is a door to a linen cupboard with ample storage, access to the loft, and a leaded light window to the front. Doors radiate to the bedrooms and bathroom.


Bedrooms
There are three spacious double bedrooms, with the master bedroom having dual aspect leaded light windows to the front and rear elevations.

The second bedroom features a leaded light bay window to the front, and the third bedroom has a leaded light window to the rear.


Bathroom
Completing the accommodation is a house bathroom. It houses a matching suite comprising a low-level WC, a pedestal washbasin, and a bathtub with a shower attachment to the mixer tap.

There is partial tiling to the walls, wall light points, an airing cupboard, and an obscure-glazed leaded light window to the side elevation.


Garden
The property is situated on a sizeable plot with a private aspect. It boasts an abundance of mature planting, trees, and foliage. There is a paved area suitable for alfresco dining and entertaining.

Additional features include a meandering pathway, and a side gate that provides access to the driveway and the garage, which needs repair. A workshop is located at the rear of the garage.

Mains gas, electricity, water, and drainage. This property has a security alarm system.

Council tax band - D.

Council tax band D

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, will be payable by the Buyer to Andrew Grant Sales Limited prior to issuing the Memorandum of Sale and marking the property as Sold Subject to Contract. This fee will be reimbursed upon Exchange of contracts.

In the instance the Seller withdraws from the sale the fee will be returned to the Buyer. The fee will be retained by Andrew Grant Sales Ltd to cover costs in the event the Buyer withdraws from the purchase or doesn't Exchange within 6 months of the fee being received other than as a result of:

1. Any structural or material issues arising from any survey that has not previously been disclosed
2. A defect in the seller’s legal title
3. The local searches reveal any matter that has a material adverse effect on the market value of the property that were previously undeclared or unknown

The reservation fee levels are as follows:
an agreed offer under £500,000 will be £750 inclusive of vat
an agreed offer between £500,000 and £1,000,000 will be £2,000 inclusive of vat
all agreed offers over £1,000,000 will be £3,000 inclusive of vat

The reservation fee is payable upon acceptance of an offer which itself is subject to an assessment of ability to proceed. Any renegotiation of an accepted price after the issue of the Sales Memorandum for any reason not covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be payable on any subsequent reduced offer accepted by the vendor. This will be returnable subject to the conditions that prevail for all reservation fees.