Ribble Way, Melton Mowbray, LE13 0HG

A well presented two bedroom end townhouse occupying an elevated position on the south side of the town.

Overlooking a green area, the property has gas-fired central heating and uPVC double glazing and benefits from a garage and modern kitchen.

The accommodation also comprises an entrance hall, lounge, two bedrooms and a first floor bathroom with shower.

Outside there is a mature, landscaped rear garden leading to a single garage with off road parking. Summary - ENTRANCE HALL with uPVC entrance door and a radiator.

KITCHEN (9’4” x 5’4” max) with a range of high-gloss wall and base units, stainless steel sink and drainer unit set in wood effect laminate work surfaces, integrated gas hob with electric oven under and pull-out extractor over, integrated fridge and freezer, integrated washing machine, tiled splashback and a radiator.

LOUNGE (13’7” x 11’8” max) with gas fire and hearth, radiator, understairs cupboard and sliding patio doors opening to garden.

STAIRCASE AND FIRST FLOOR LANDING leading to:- REAR DOUBLE BEDROOM (11’8” x 8’3”) with a radiator.

FRONT FACING BEDROOM (8’5” x 8’3” max) with fitted wardrobe, cupboard housing Worcester gas combination boiler and a radiator.

BATHROOM (6’3” x 5’8”) with cream suite comprising panelled bath with Mira shower over and screen, wash basin and w.c., part tiled walls and a radiator.

OUTSIDE Mature, enclosed garden to rear with lawn, patio area and gravelled beds. Detached single garage with up and over door and further access to side. Off road parking.

Gravelled garden to front with meter cupboard. Location - Take the A607 Leicester Road out of the town centre and turn left into Dalby Road.

Continue straight on and turn right at the miniroundabout into Valley Road, turning immediately right into Dalby Road. Turn left into Thames Drive and take the second right into Derwent Drive.

Ribble Way is the first road on your right hand side and the rear of No. 40 can be found at the end of this road.

Alternatively, No.40 can be accessed by foot from Derwent Drive Important Tenancy Information - The Property is UNFURNISHED to include carpets and some curtains and blinds.

INTERNET : ADSL and Fiber broadband available. Council Tax : Melton Borough Council : Band B. Deposit : £923 Term : An assured periodic tenancy is offered.

Services : Mains electricity, water, drainage and gas. VIEWINGS : Strictly by appointment with Shouler & Son only. EPC : D rating 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. 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.