Shouler & Son - Melton Mowbray - Ref: 34092461

A fantastic opportunity reside in this well presented two/three bedroom DETACHED stone built period cottage in the highly regarded village of Waltham on the Wolds near Melton Mowbray.

The property retains a wealth of character features to include beamed ceilings, open fire, timber doors, quarry tiled flooring, uPVC double glazing, oil fired heating and a spacious lawned garden overlooking open countryside.

In brief the property comprises breakfast kitchen, sitting room, 2nd reception room (which could be used as a ground floor bedroom), utility room/office, downstairs bathroom. Upstairs there are 2 further bedrooms. Outside the property benefits from a spacious elevated garden. There are also three outhouse/stores within the garden.

Parking is located to the right of the building when looking from roadside however there is a right of way to the field via 5 bar gate for argricultural purposes and a public foot path.

Waltham on the Wolds is a sought after village which is conveniently located 5 miles from Melton and 8 miles from Grantham. Grantham station has good rail links to London St Pancras and has a direct line which takes 60 minutes. Waltham has various local amenities to include a well renowned primary school, local public house and deli.

Summary - BREAKFAST KITCHEN : Entered via a uPVC door to a breakfast kitchen comprising of a range of eye and base level units, composite inset sink, electric hob and oven, extractor fan, radiator, quarry tiled flooring, beamed ceiling, timber window seat, tiled splashbacks, understair store cupboard, under counter fridge and dishwasher and stone stepped stairwell to first floor. Under stair cupboard housing plumbing for washing machine.

SITTING ROOM : A spacious room with picture rails, beamed ceilings, door to front door entrance, brick built surround with open fire and a radiator.

RECEPTION TWO/DOWNSTAIRS BEDROOM : A spacious room with radiator.

OFFICE/UTILITY ROOM : A multi purpose room with radiator, Grant floor mounted oil fired boiler, door to cupboard housing the hot water cylinder

DOWNSTAIRS BATHROOM : A suite comprising of low flush WC, ceramic sink, panelled bath with wooden side panels, shower enclosure with electric shower, radiator, tiled splashbacks.

BEDROOM ONE : A first floor double bedoom with radiator.

BEDROOM TWO : A first floor double bedroom with radiator.

OUTSIDE : There is a large mature elevated garden mainly laid to lawn with mature trees and gravelled area below. There are also 3 brick built coal/store houses. Parking to the RHS of building when looking from road, please note farmer has right of way through to field when access needed.

Important Tenancy Information - The Property Is UNFURNISHED to include carpets only.

INTERNET : ADSL and Fibre Broadband internet available.

Council Tax : Melton Borough Council : Band D.

Deposit : £1,326

Term : An assured periodic tenancy is offered.

Services : Mains electricity, water and drainage. Oil fired heating (any remaining oil must be purchased at the point of the tenancy commencing).

EPC : G Rating (High Cost Exemption) EPC Exemption referenceBEIS00380002HFGJB

Viewings : Strictly by appointment with Shouler & Son .

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.

Location - To locate the property head out of Melton towards Waltham on the A607. On entering Waltham pass the School on your left hand side and the property can be found shortly after on your left.

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.