ARCHITECT DESIGNED AND EXTENDED DETACHED HOUSE IN A FAVOURED LOCATION. The property is situated on a corner plot with secluded gardens to front, side and rear in a cul-de-sac location with a central green in what is considered by many to be the premier road in the Birds and Trees area of Hatfield. The accommodation is versatile and extensive and comprises of entrance porch, entrance hall, ground floor cloakroom, lounge with picture window to front and access to a secluded patio area, dining room, kitchen/breakfast room, family room/bedroom five with access to the ground floor wet room (adapted for wheelchair), side hall/workshop, study, first floor landing, four further bedrooms and a family bathroom. The property also has extensive parking for four plus cars and a single garage. This is the first time this family home has been on the market since the family bought it in 1967.

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Council Tax
Welwyn Hatfield Council, Band F

Utilities
Electric: Mains Supply
Gas: Mains Supply
Water: Mains Supply
Sewerage: Mains Supply
Broadband: None
Telephone: None

Other Items
Heating: Not Specified
Garden/Outside Space: No
Parking: No
Garage: No


Entrance Porch
Via a double glaze sliding front door. Double glazed windows to both sides and front. Tiled floor. Frosted double glazed door to:

Entrance Hall
Frosted double glazed window to front. Stairs to first flooring. Exposed Parquet flooring. Warm air vent. Obscured glazed double doors to lounge, doors to kitchen and:

Ground Floor Cloakroom
Comprising a low-level W.C. Wall mounted wash hand basin with splash back tiled wall. Wood clad ceiling. Frosted double glazed window to side.

Lounge
Exposed parquet flooring. Wood clad ceiling. Warm air vent. Wall mounted electric fire. Double glazed picture window to front. Double glazed door to front. Opening to:

Dining Room
Exposed parquet flooring. Wood clad ceiling. Warm air vent. Double glazed picture window to side. Obscured glazed partition and door to:

Kitchen / Breakfast Room
Comprising a range of matching wall and base units with work surfaces over and matching peninsular breakfast bar. Inset single drainer, one and a half bowl stainless teel sink unit with mixer tap. Part tiled walls. Built in electric hob with oven under and overhead concealed filter hood. Space for under counter fridge. Plumbing for washing machine and tumble dryer. Double upright cupboard housing boiler and further upright cupboard for storage. Double glazed window to rear. Obscured glazed door to side hall/workshop. Part glazed door to:

Family Room / Bedroom Five
Wood veneer effect flooring. Wall mounted electric heater. Double glazed patio doors to rear garden. Sliding casement door to:

Ground Floor Wet Room
Suitable and adapted for wheelchair users. Comprising a composite floor sloped to a central drain with tiled wall and wall mounted electric shower unit. Low level W.C. pedestal wash hand basin with mixer tap. Extractor fan. Heated chrome effect towel rail. Frosted double glazed window to side.

Side Hall / Workshop
Double glazed door to rear garden. Window and door to front. Skylight window. Doors to garage and:

Study / Utility Room
Double glazed window to rear.

First Floor Landing
Double glazed window to side. Warm air vent. Storage cupboard. Access to loft. Obscured doors to:

Bedroom One
Built in double cupboard with sliding doors. Warm air vent. Double glazed picture window to front.

Bedroom Two
Built in single cupboard. Warm air vent. Wall mounted wash hand basin with splash back tiled wall. Double glazed window to side.

Bedroom Three
Wall mounted electric heater. Double glazed window to rear.

Bedroom four
Built in single cupboard. Double glazed window to front.

Family Bathroom
Comprising a wooden panel enclosed bath with separate shower unit over. Low level W.C. Pedestal wash hand basin. Part tiled walls. Heated chrome effect towel rail. Cupboard housing hot water cylinder. Frosted double glazed window to rear.

Front Garden
Mainly laid to lawn with flower beds and mature bushes and trees to borders. Paved and secluded patio area. Brick paved driveway providing parking for four plus cars and access to front door and garage. External cold-water tap. Exterior lighting. Large canopy. Side access to side garden.

Single Garage
Up and over remote-control roller door. Light and power. Meters. Window to side.

Side & Rear Garden
Approx 69` deep and 71` wide. Laid to lawn with flower beds to borders and a range of mature shrubs, bushes and trees including apple and plum. External cold-water tap. Pedestrian gate to Roe Hill playing field.

Material Information
Part A:
Council Tax Band: TBC Amount £: TBC
Freehold
Part B
Type: House
Physical Characteristics: Detached
Construction Type: Traditional
Rec Rooms: 3 / 4 Bedrooms: 4 /5 Bathrooms: 2 Kitchens: 1
Parking: Garage: Off Street
Mobile Signal: Great
Are the following Services connected:
Electricity Yes
Renewable / Batteries No
Gas Yes
Water Yes
Telephone Yes
Broadband No
Drainage Yes
Does the property have Central Heating Yes Warm air heating
What Fuel does it use: Gas
Part C
Are there any known safety issues: No
Has the property been adapted for accessibility: Yes Ground Floor Wet Room
Is the property in a Conservation area: No
Is the property a listed building: No
Are there any planning applications, which of approved would affect the property: No
Is the access road made up and adopted: Yes
Is the property affected by any rights of way: No
Are there any proposals or disputes which affect the property (either with an individual or public body): No
Are there any shared or communal facilities: No
Are there any covenants affecting the property: No
Are there any preservation orders affect the property: No
Has the property been extended: Yes
Was planning permission granted: Yes
Did it comply with Building Regs: Yes
copies of the planning permission available: Yes
What was the date of the extension: Yes very late 60`s very early 70`s
Have you carried out any alteration to the property: Yes
Is there any coastal erosion risk: No
Has there been any mining in the area: Not that we`re aware of
Has Japanese Knotweed ever been identified at the property or adjoining land: No
Other:
To your knowledge is there anything else that has occurred at the property that would affect the transactional decision of the average buyer:
Not to our knowledge

Are there any material issues with the property that any potential should be aware of:
Not to our knowledge