31a, Langaton Lane, Exeter, EX1 3SP

A stylish deceptively spacious three storey end terrace house occupying a highly convenient position within walking distance to local amenities and Pinhoe railway station.

Well proportioned living accommodation presented in superb decorative order throughout. Three double bedrooms. Ensuite shower room to master bedroom. Family bathroom. Reception hall.

Ground floor cloakroom/wet room. Sitting room. Spacious traditional farmhouse style kitchen/dining room. Double width driveway providing parking for two vehicles.

Delightful and well maintained enclosed rear garden. A great family home. No chain. Viewing highly recommended.

Accommodation in detail comprises (All dimensions approximate) Part obscure uPVC double glazed door leads to: Covered side pathway With courtesy light.

Private part obscure uPVC double glazed door leads to: Reception hall A spacious hallway with decorative tiled flooring with underfloor heating. Stairs rising to first floor. Large understair recess.

Smoke alarm. Door to: Sitting room 14’10” (4.52m) x 12’4” (3.76m). A well proportioned room with fitted living flame effect fire, raised hearth, fire surround and mantel over. Television aerial point.

Telephone point. Underfloor heating. Two uPVC double glazed sash windows to front aspect.

From reception hall, door to: Kitchen/dining room 17’10” (5.44m) x 14’8” (4.47m) maximum reducing to 9’2” (2.79m).

A traditional farmhouse style kitchen fitted with a range of matching base and eye level cupboards. Wood work surfaces with tiled splashbacks.

Space for range cooker with tiled splashback and double width filter/extractor hood over. Belfast style sink unit with traditional style mixer tap. Plumbing and space for washing machine.

Pluming and space for dishwasher. Two dresser style units with drawer space beneath. Space for double width fridge freezer. Decorative tiled flooring with underfloor heating.

Full height uPVC double glazed window to rear aspect with outlook over rear garden. UPVC double glazed window to side aspect. UPVC double glazed window to rear aspect with outlook over rear garden.

UPVC double glazed door provides access to rear garden. From reception hall, door to: Cloakroom/wet room Decorative tiled flooring. Tiled wall surround. Fitted mains shower unit.

Wash hand basin with low level WC. Extractor fan. Inset LED spotlight to ceiling. First floor landing A spacious landing. Radiator. Stairs rising second floor. Smoke alarm.

Double width airing cupboard, with electric light, housing hot water cylinder and boiler serving central heating and hot water supply. Door to: Bedroom 1 14’6” (4.42m) x 12’4” (3.76m).

Again a well proportioned light and spacious room. Two radiators. Two uPVC double glazed sash windows to front aspect. Deep walk in wardrobe with electric light.

Door to: Ensuite shower room A modern matching white suite comprising good size tiled shower enclosure with fitted mains shower unit. Wash hand basin with tiled splashback. Low level WC. Tiled floor.

Heated ladder towel rail. Extractor fan. Inset LED spotlights to ceiling. From first floor landing, door to: Bedroom 3 14’10” (4.52m) x 8’4” (2.54m). Radiator.

Two double glazed Velux windows to rear aspect with outlook over neighbouring area. UPVC double glazed window to rear aspect with outlook over rear garden. Access to eaves/storage space.

From first floor landing, door to: Bathroom A modern matching white suite comprising panelled bath with fitted mains shower unit over and tiled splashback. Low level WC. Heated ladder towel rail.

Tiled floor. Inset LED spotlights to ceiling. Extractor fan. Obscure uPVC double glazed window to rear aspect. Second floor landing Smoke alarm. Inset LED spotlight to ceiling.

Feature circular shape uPVC double glazed window to side aspect with outlook over neighbouring area. Door to: Bedroom 2 15’4” (4.67m) x 13’4” (4.06m) (part sloped ceiling). Radiator.

Access to eaves/storage space. Built in wardrobe. Double glazed Velux window to front aspect offering fine outlook over neighbouring area and beyond.

Two additional double glazed Velux windows to rear aspect offering fine outlook over neighbouring area and beyond.

Outside Directly to the front of the property is a private driveway providing parking for two vehicles. Access to shared front door.

Covered side pathway leads to private side gate leading to the rear garden, which is a particular feature of the property, consisting of an attractive paved patio.

Retaining Cotswold stone effect wall. Water tap. Timber framed pergola. Dividing steps lead to a neat section of lawn. Side shrub beds stocked with a variety of maturing shrubs, plants and flowers.

Dividing pathway leads to the lower end of the garden laid to paving and a raised timber decked terrace. Timber shed. The rear garden is enclosed to all sides.

We have been advised the owner of 31A owns the pathway with neighbouring properties having right of access.

Tenure freehold material information Construction Type: Brick Mains: - Water, drainage, electric, gas Heating: Gas central heating Mobile: Indoors – Current data from Ofcom website: Mobile: Outdoors – Current data from Ofcom website: Broadband: Current data from Ofcom website: Flood Risk: Current data can be found on the website: Mining: No risk from mining Council Tax: Band C (Exeter) Directions Upon reaching Pinhoe from Exeter continue over the two roundabouts and take the 1st right into Langaton Lane, continue down and the property in question will be found on the left hand side.

Viewing Strictly by appointment with the Vendors Agents.

Agents note The information given in these particulars is intended to help you decide whether you wish to view this property and to avoid wasting your time in viewing unsuitable properties.

We have tried to make sure that these particulars are accurate, but to a large extent we have to rely on what the seller tells us about the property.

We do not check every single piece of information ourselves as the cost of doing so would be prohibitive and we do not wish to unnecessarily add to the cost of moving house.

Once you find the property you want to buy, you will need to carry out more checks into the property than it is practical or reasonable for an estate agent to do when preparing sales particulars.

For example, we have not carried out any kind of survey of the property to look for structural defects and would advise any homebuyer to obtain a surveyor’s report before exchanging contracts.

If you do not have your own surveyor, we would be pleased to recommend one.

We have not checked whether any equipment in the property (such as central heating) is in working order and would advise homebuyers to check this.

You should also instruct a solicitor to check all legal matters relating to the property (e.g.

Title, planning permission, etc.) as these are specialist matters in which estate agents are not qualified. Your solicitor will also agree with the seller what items (e.g.

Carpets, curtains, etc.) will be included in the sale.

Please be aware that all measurements within these particulars are recorded with a sonic tape, and whilst every effort has been taken to ensure their accuracy potential purchasers are recommended to satisfy themselves before entering a contract to purchase.

Agents note money laundering policy Samuels Estate Agents are committed to ensuring that it has adequate controls to counter money laundering activities and terrorist financing activities, in line with the Money Laundering Regulations 2007.

Any prospective purchaser will be required to show proof of funds and identification. We ask for your cooperation on this matter in order that there will be no delay in the transaction.