Dalby Road, Melton Mowbray, LE13 0BH

A rare opportunity to reside in this two bedroom house forming part of the New Dorian Lodge development off of Dalby Road.

(accessed via Blyth Avenue via car) Occupying a quiet and secluded position and being only minutes from the town centre, the accommodation also includes a modern kitchen, lounge/diner, conservatory and a bathroom.

Outside there is a private rear garden as well as full use of the development’s communal grounds.

The property also has gas central heating, uPVC double glazing and comes with two allocated parking spaces which are accessed via a private driveway off Blyth Avenue.

Summary - ENTRANCE HALL with door to front.

KITCHEN (13’8” x 9’1”) with a range of cream wall and base units, ceramic sink and drainer unit as set in laminate work surfaces, plumbing for washing machine, tiled splashbacks, wall mounted central heating boiler and a radiator.

LOUNGE/DINER (14’7” x 12’6” max) with electric fire in surround, understairs storage cupboard, radiator, and sliding doors to conservatory.

CONSERVATORY (11’4” x 7’3”) of uPVC construction with patio doors opening to the rear garden.

STAIRCASE AND FIRST FLOOR LANDING with airing cupboard leading to:- REAR DOUBLE BEDROOM (12’5” x 9’11” min) with mirror fronted fitted wardrobes and a radiator.

FRONT SINGLE BEDROOM (12’7” x 6’ max) with a radiator. BATHROOM with white suite comprising bath with shower over, washbasin and w.c, tiled splashbacks, extractor fan and a radiator.

OUTSIDE Private lawned garden with shed and rear access. Use of communal gardens. Private driveway leading to two allocated parking spaces.

Important Tenancy Information - The Property Is UNFURNISHED to include carpets and some curtains only. Council Tax : Melton Borough Council : Band B.

Deposit : £951 Term : An assured periodic tenancy is offered. Services : Mains electricity, gas, water and drainage. EPC : Band D. Internet : ADSL and Fibre broadband available.

VIEWINGS : Strictly by appointment with Shouler & Son only. Holding Deposit : Equivalent of one weeks rent inc VAT.

Relevant letting fees and tenant protection information As well as paying the rent, you may also be required to make the following permitted payments.

Permitted payments Before the tenancy starts (payable to Shouler & Son Surveyors the Agent ) Holding Deposit: 1 weeks rent Deposit: A sum equivalent to 5 weeks rent During the tenancy (payable to the Agent) Payment of up to £50.00 if you want to change the tenancy agreement Payment of interest for the late payment of rent at a rate of 3% above the Lloyds Bank Base Interest Rate Payment of £50.00 for the reasonably incurred costs for the loss of keys/security devices Payment of any unpaid rent or other reasonable costs associated with your early termination of the tenancy (two months rent if looking to vacate within the fixed term) During the tenancy (payable to the provider) if permitted and applicable Utilities gas, electricity, water Communications telephone and broadband Installation of cable/satellite Subscription to cable/satellite supplier Television licence Council Tax Other permitted payments Any other permitted payments, not included above, under the relevant legislation including contractual damages.

Tenant protection Member of The Property Ombudsman, which is a redress scheme. You can find out more details on the agent s website or by contacting the agent directly.

Deposits are held in an insured scheme via the tenancy deposit scheme. Location - To locate the property, leave the town centre via Leicester Road.

Turn left at the roundabout onto Edendale Road and left again onto Tamar Road. Turn left onto Blyth Avenue and follow the road round passing the rear entrance to St Francis School on your left.

The property is accessed just after the school gates via a private driveway, signposted New Dorian Lodge. There are two visitor parking spaces available when viewing the property.

Disclaimer - TENANT FEES Upfront Applicant and Referencing Fees - Nil.

Under the Tenant Fees Act 2019 before the tenancy starts the following are payable: - Deposit: 5 weeks rent (for annual rents up to £50,000).

Initial monthly rent During the tenancy the tenant(s) are responsible for the rent, all utilities, telephone and internet connections and their relevant subscriptions, television licence and Council Tax.

Under the new legislation, permitted payments will also include, but are not limited to, damage as outlined in the Tenancy Agreement, reasonable costs incurred due to loss of keys and security devices, reasonable costs incurred by breach of tenancy by the tenant(s), reasonable costs incurred by the landlord due to early termination of the tenancy as determined by the Tenant Fees Act 2019.

Property Redress REDRESS: Shouler & Son are a member of UK ALA (The UK Association of Letting Agents) which includes an independent redress scheme and client money protection.

For more information about UK ALA please see the following link: Client Money Protection We have client money protection. The name of our scheme is: UKALA (UK Association of Letting Agents).

We produce property particulars in good faith and believe them to be correct. We generally rely on what we are told without obtaining proof.

You should verify for yourself such information before entering into a contract to take this property.

Neither Shouler & Son nor their clients guarantee accuracy of the particulars, and they are not intended to form any part of a contract.

No person in the employment of Shouler & Son has authority to give any representation or warranty in respect of this property.