One of Twyford finest period houses having been refurbished to a very high standard and offering generously proportioned rooms with high ceilings, retaining much of the original character and charm, coupled with contemporary fixtures suited todays modern living.

Entering via a central entrance hall with doors leading into all the principle ground floor accommodation with a large bay fronted sitting room with wood burning stove plus two further receptions rooms and continuing through to a very large kitchen/dining room which a central island unit covered with a large work surface space and incorporating twin sinks with twin dish washers below with a bank of units incorporating built in ovens, fridge/freezer and storage plus a large walk in pantry behind. The dining area leads out through bi-folding doors across the full width and partly down one side into beautifully manicured gardens.

Upstairs are 4 large bedrooms plus a dressing/box room, plus a large family bathroom and separate shower room and access to a large loft space with ladder.

From the entrance hall a stair case leads down into the basement where there is a cinema/games room plus a well-equipped utility/plant room with lots of fitted storage.

Outside to the front is an enclosed front garden with central path and pedestrian gate and a wide driveway offering parking for 4 – 5 cars with pedestrian gates on both sides access the rear gardens.

The original blacksmiths forge is arranged as ancillary accommodation to the main house providing a large room with original features including fire pit and bellow and work benches, with a bedroom and shower room.
Beyond the annex is a lockable store and an open loggia ideal for outside entertaining. The garden continues down with large lawns edged with mature planted borders and through to a sizeable vegetable garden with raised beds and green house. A garden maintenance service is included in the rent but please check with the agent to establish what this includes).

Mains connected gas, electric, water and drainage.

Energy Performance Certificate
EPC Band D (61)

Letting terms for The Forge, 12 Church Street, Twyford, Berkshire RG10 9DR

The property will be available for 12 months or longer.

The rent of £7,000.00 excluding all connected utilities, council tax and telephone and broad band services. The rent will include the services of a gardener to maintain the gardens on a regular schedule according to the season.

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.

Local Authority: Wokingham Borough Council

Furnishings: This property is to be let on an unfurnished basis. Please note that during viewings, the Tenants furniture will be present and that this is not included in any future letting.

Rent: Rent payable in advance exclusive of Council Tax and all 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 right in the centre of Twyford village adjacent to St Mary's church and just short walk from the variety of shops, cafes, restaurants and public houses including an excellent Waitrose supermarket. Twyford also boasts two excellent Infant/Junior and primary schools with the highly regarded Piggott Academy and Sixth Form located just to the north of the village. A number of bus services from the village serve many of the independent schools located in Reading and the surrounding area.
The main line train station at Twyford offers regular services to London Paddington and the main hub at Reading with a branch line to Henley on Thames via the villages of Wargrave and Shiplake. Crossrail services to and through London are scheduled to start in 2019.
Reading town centre with its excellent shopping and entertainment facilities is just 7 miles distance and is also home to many national and international corporations with offices based on the many business parks that surround the town.

Directions

From our offices on the Wargrave Road in Twyford, proceed to the central traffic lights and continue straight over into Church Street and take the right fork into Station road with the house is immediately on the right before the church.