The newly completed detached family house occupies a generous gated plot extending to about ¼ acre with a further gated paddock of just under a ½ acre all backing on to open farm land. Approached via a brick paved driveway you enter the house via an oak framed porch into a bright entrance hall leading to the principle ground floor accommodation and an oak stair case leading upstairs. The main reception is double aspect with a DRU Maestro Eco wave LPG gas fire place. Heading through to the rear is a huge kitchen/breakfast/family room, with two large lantern roofs and bi-fold doors opening into the rear gardens. The kitchen is fitted with handmade and painted soft-close wall and base cabinets with Georgian style doors set on three sides around a large central island and breakfast bar, with an attractive oak mantle incorporating a Westin canopy extractor above a Falcon 5-zone induction top, range cooker. Other integrated appliances include an American style fridge/freezer dishwasher microwave oven and a Caple wine cooler. The utility room also has fitted storage and Siemens laundry appliances and houses the plant for the air-source heating system pressurised hot water storage. An inner lobby provides access to a study or potential guest room with a shower/cloakroom adjacent and further access to a large garage with electric door. From the first-floor galleried landing you have access to 5 generously proportioned bedrooms with lofty ceilings. The master bedroom featuring multi-aspect views and bi-folding doors with Juliet balcony with views over the rear gardens and paddocks beyond. It also has an en-suite bathroom with separate shower and fitted wardrobes. A guest suite with front and rear aspect also benefits with an en-suite shower room and the family bathroom serves the remaining three bedrooms.
Outside to the rear is a wide paved terrace leading on to a large square lawn with post and rail fencing and a gate leading to a gravel driveway leading down the side of the house to a five bar gate access the rear paddock.

Energy Performance Certificate
Epc Band: (B)

PLEASE NOTE THAT ALL PROPERTIES ARE TAKEN AS SEEN AND NO ALTERATONS, ADDITIONS OR CLEANING WILL BE UNDERTAKEN BY THE LANDLORD UNLESS SPECIFICALLY AGREED AT THE TIME OF OFFER.

Rent:
Rent payable in advance exclusive of Council Tax and connected utilities.

Holding Deposit: A deposit equivalent to one week's rent is required to secure the property (subject to contract and receipt of satisfactory references). The property will be withdrawn from the market once the holding deposit has cleared in the Ballards bank account. This is non-refundable in the event of unsatisfactory references, false or misleading information was provided or the withdrawal of your offer.

Dilapidations Deposit: A deposit equivalent to five weeks' rent will be required to be held throughout the Tenancy as security against damages or any breach of the agreement by the Tenant. The dilapidations deposit will be registered with an approved deposit protection scheme (unless the contract is a Non-Assured Shorthold Tenancy Agreement).

Fees and Charges: Other fees and charges may apply if the Tenant breaches any of the clauses contained within the official Tenancy documents, details of which can be found on the Ballards website –

https://www.ballards-uk.com/offices/twyford/letting-fees/

References: We will require at least two of the following references – Employers, accountant, financial, credit or Landlord. The credit check will be collected via an outside agency and therefore the necessary personal details/information will be supplied to them as part of the credit referencing process.

Pets: If you wish to keep a pet at a property then you must declare this in the first instance, as you will need to obtain the Landlords consent in writing via the Agent, prior to the commencement of the Tenancy.

Membership Names and Numbers:
Tenancy Deposit Scheme Membership Number – G02899
The Property Ombudsman Membership Number – D03311
Safeagent Licence Number – A2716

Due to new regulations, Ballards are now required to obtain proof of identity for each Tenant who rents a property via our agency. For this purpose, we are required to hold a copy of Photocard Driving Licence, Passport, and current utility bill. We may also require proof of permission to reside in the UK.

Important Note: For clarification, we wish to inform all applicants that we have not carried out a detailed survey, nor tested the services, appliances and specific fittings. Room sizes should not be relied upon for furnishings and no responsibility is taken for any error, omission or mis-statement in any of the marketing material for the property.

Location

Situated in rural location and just a short distance from Hurst village centre with its post office and general store, bakery, three public houses and highly regarded primary school. There is also a cricket club, village pond and play park with St Nicholas church located on the western fridges of the village. Twyford train station is approximately 3 miles distance offering regular services to London Paddington (Crossrail from late 2019) and to Reading from which connections to the rest of the national rail network can be made. Reading is about 8 miles distance and offers a superb range of shopping and entertainment facilities as well as being home to many large companies and international corporations located on several business parks surrounding the town. For those with sporting interests the local area has many golf courses, sports and health clubs including the Castle Royle Golf and Country club at Knowl Hill, with Cricket and football at Hurst, Tennis and Sailing at Wargrave and with numerous opportunities for equestrian, cycling and walking in the surrounding countryside. Local schools in the area include St. Nicholas Primary school in the village, The Dolphin independent school also in Hurst, Lambrook at Warfield, Crosfields in Reading, Reading Blue Coats in Sonning plus several other independent and Grammar schools in Reading itself.

Directions

From our office in central Twyford proceed across the central traffic lights into Church Street and continue straight on to the Waltham Road. Continue over the railway bridge and take the first right into Hurst Road (A321). Follow the road past the Station entrance and around the sharp left-hand bend and then out of Twyford and into Hurst village passing through Whistley Green. Continue through the Hurst village and past the village pond and cricket club and onto the Wokingham Road. Follow the road for about ¾ mile and take the left turn into Pound Lane. After a short distance bear left into Nelson Lane and the house the property can be found on the left-hand side.