A WELL PRESENTED THREE BEDROOM PROPERTY *** MAIN BEDROOM with EN-SUITE SHOWER ROOM *** Briefly comprising: TWO RECEPTION ROOMS, BREAKFAST KITCHEN, TWO BEDROOMS and BATHROOM on FIRST FLOOR, MAIN BEDROOM and EN-SUITE on SECOND FLOOR. GARDEN TO REAR.

Highbury Road comprises in further detail:
The property is set back from the road and approached via fore garden with dwarf wall to front and pathway leading to step up to:

Open Canopy Porch
Main entrance door with stained glass window over opening to:

Reception Room One 4.17m into bay x 3.73m max (13'8" into bay x 12'3"
Bay window to front aspect with window seat and built-in storage cupboard beneath housing electric meter, coved ceiling, ceiling light point, built-in cupboard housing gas meter, fitted book shelves to chimney recesses, wooden flooring, radiator, feature fire place with hearth and door with stained glass panels opening to:

Reception Room Two 3.53m excl recess x 3.71m max (11'7" excl recess x
Window to rear aspect, coved ceiling, ceiling light point, door to built-in under stair storage pantry, opening to stairs rising to first floor accommodation, wooden flooring, radiator, feature recess to chimney breast with cast iron effect log burning stove set on hearth and opening with step down to:

Kitchen 6.25m x 2.08m (20'6" x 6'10")
Windows to side aspect, sky light, French style doors to rear aspect opening to rear garden, ceiling spot lights, three ceiling light points, radiator and a fitted kitchen comprising: a range of wall, drawer and base units with work surfaces over, part tiled surround, inset Belfast style sink and drainer unit with mixer tap over, integrated double oven with four ring induction hob and extractor hood over, integrated dish washer and fridge/freezer, plumbing for washing machine, concealed boiler and breakfast bar.

First Floor Accommodation
Opening from reception room two leads to stairs rising to first floor accommodation leading onto:

Landing
Ceiling light point, picture rail, stairs rising to second floor accommodation and doors to:

Bedroom Two 3.53m x 3.91m max (11'7" x 12'10" max)
Window to rear aspect, ceiling light point, radiator and feature original style fire place.

Bedroom Three 3.56m max into recess x 3.71m max (11'8" max into
Window to front aspect, ceiling light point, radiator and double doors to built-in over stair storage cupboard.

Family Bathroom 2.67m max x 2.06m max (8'9" max x 6'9 max)
Obscured window to rear aspect, ceiling spot lights, extractor fan, tiled walls, heated towel rail and a bathroom suite comprising: panelled bath with mixer tap over, corner shower cubicle with wall mounted chrome mixer shower over, wash hand basin with mixer tap over encased in vanity unit and inset low level flush w.c.

Second Floor Accommodation
Leading from the first floor landing stairs rise to second floor accommodation leading on to:

Landing
Ceiling light point, wood effect flooring and door to:

Bedroom One 4.52m max x 4.57m max (14'10" max x 15' max)
Two windows to rear aspect, ceiling light point, wood effect flooring, radiator, built-in wardrobe and door to:

L Shaped En-Suite Shower Room 2.16m max x 3.28m max (7'1" max x 10'9" max)
Two Velux windows, ceiling spot lights, extractor fan, tiled walls, tiled flooring, access to eaves storage, heated towel rail and a suite comprising: shower cubicle with wall mounted chrome mixer shower over, counter top wash hand basin with mixer tap over set on vanity unit and inset low level flush w.c.

Outside

Rear Garden
Accessed via a gated shared side passageway or the kitchen and benefits from paved pathway leading to paved seating area with Pergola, raised bed, steps up to further paved area with Pergola, planted beds and shed.

Agent Note:
We have not been able to verify whether historic works to the ground floor required any necessary Planning or Building Regulation approval, or whether such approvals were obtained.

The vendors have provided the information relating to the above. Heritage Estate Agency Limited would stress that they have not checked the legal documentation to verify the status of the property or the information provided by the vendors and would advise any potential buyer obtain verification from their solicitor.

REFERRAL FEES
We would like to make our customers aware that in addition to the fee we receive from a seller we may also receive a separate commission payment (referral fee) from other service providers for recommending their services to sellers or buyers.

There is no obligation for any party to use the services we refer to you but should you decide to do so we confirm we would expect to receive a referral fee from them as shown on our website.

FIXTURES AND FITTINGS
Only those items expressly mentioned in the sales particulars will be included in the sale price.

SERVICES
Heritage Estate Agency understands from the vendor that all mains drainage, gas, electricity and water are connected to the property but have not obtained verification of this. Any interested party should obtain verification of this information through their Solicitors or Surveyors before committing to purchase the property.

TENURE
The agent understands that the property is Freehold. However, we have not checked the legal title to the property and all interested parties should obtain verification through their Solicitor or Surveyor before committing to purchase the property.

GENERAL INFORMATION
These particulars do not form part of the contract of sale due to the possibility of errors and/or omissions. They have been prepared in good faith as a general outline only and all measurements are approximate. Prospective purchasers should satisfy themselves to the accuracy of the information contained. The property is sold subject to rights of way, public footpaths, easements, wayleaves, covenants and any other matters which may affect the legal title. The Agent has not verified the property's structural status, ownership, tenure, planning/building regulation status or the availability or operation of services and or appliances. Any prospective purchaser is advised to seek validation of all above matters prior to expressing any formal intent to purchase.

COUNCIL TAX BAND
The vendor has informed us that the property is located within Birmingham City Council - Band B