Leyton, London, 2 bedroom, Flat/Apartment

Perth Road, Leyton, London Offers in excess of, £475,000

Nearest station

This is a stunning two bedroom first floor Warner flat that comes with a 30ft rear garden and has been modernised and maintained to an exceptionally high standard throughout. The lounge to the front has original stripped wooden floors, bespoke fitted cabinetry and the bay window not only gives space for a dining table, but also floods the room with natural light. Just behind you’ll find a second double bedroom where the characterful theme is continued with stripped wooden floors and the original storage cupboard and further along the hallway, you'll find a newly fitted kitchen and bathroom. We loved the contrast of the sleek modern lines of the fully fitted kitchen against the stunning Victorian fittings of the bathroom and freestanding claw footed bath is a thing a beauty. There is a large loft which is great for storage, and you'll find that many along the street have converted the space (subject to freeholder negotiations and planning permission) in order to create a large third bedroom and an additional bathroom. Externally, the 30ft rear garden could easily be separated to give sole use, the raised deck area gets the sun pretty much all day and has hosted some fantastic BBQs over the years. The location is great due to it’s in close proximity to Chatsworth Rd and the open spaces of Hackney/ Walthamstow Marshes making it ideal for the avid cyclist. Lea Bridge station is close by with Stratford (Central Line) or Tottenham Hale (Victoria line) just one stop away. St. James Street Station is around half a mile away, giving access to London Liverpool Street in under 30 minutes and is just one stop away from Walthamstow Central if you need the Victoria Line. This area is really buzzing, with new shops, bars and cafes opening all the time. For coffee, cakes and much more you can visit Pavilion Bakery, Pinch Deli, Kophi, Blondies/Blok space as well as “Patchworks”, which is a cafe by day but also hosts exhibitions, yoga classes, club nights, and more. For the best Indian restaurant in Walthamstow head to Saffron Kitchen and while away the summer evenings in Hare and Hounds beer garden. Recently to open is the gorgeous looking new delicatessen, “Pinch La Deli” and down at the marshes a state of the art ice centre.

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Features

Approx. 800 Sq. Ft.
Two Double Bedrooms
30ft Rear Garden
Warner Built
First Floor
Immaculate Condition
Leasehold 116 years
Ground Rent £100
Council Tax Band B

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Holding Deposit (per Tenancy)	One weeks' rent. This is to reserve a property. Please Note: This will be withheld if any relevant person (including any guarantor(s)) withdraw from the tenancy, fail a Right- to-Rent check, provide materially significant false or misleading information, or fail to sign their tenancy agreement (and / or Deed of Guarantee) within 15 calendar days (or other Deadline for Agreement as mutually agreed in writing).
Security Deposit (per tenancy. Rent under £50,000 per year)	Five weeks' rent. This covers damages or defaults on the part of the tenant during the tenancy.
Security Deposit (per tenancy. Rent of £50,000 or over per year)	Six weeks' rent. This covers damages or defaults on the part of the tenant during the tenancy.
Unpaid Rent	Interest at 3% above the Bank of England Base Rate from Rent Due Date until paid in order to pursue non-payment of rent. Please Note: This will not be levied until the rent is more than 14 days in arrears.
Lost Key(s) or other Security Device(s)	Tenants are liable to the actual cost of replacing any lost key(s) or other security device(s). If the loss results in locks needing to be changed, the actual costs of a locksmith, new lock and replacement keys for the tenant, landlord any other persons requiring keys will be charged to the tenant. If extra costs are incurred there will be a charge of £15 per hour (inc. VAT) for the time taken replacing lost key(s) or other security device(s).
Variation of Contract (Tenant’s Request)	£50 (inc. VAT) per agreed variation To cover the costs associated with taking landlord’s instructions as well as the preparation and execution of new legal documents.
Change of Sharer (Tenant’s Request)	£50 (inc. VAT) per replacement tenant or any reasonable costs incurred if higher. To cover the costs associated with taking landlord’s instructions, new tenant referencing and Right-to-Rent checks, deposit registration as well as the preparation and execution of new legal documents.
Early Termination (Tenant’s Request)	Should the tenant wish to leave their contract early, they shall be liable to the landlord’s costs in re-letting the property as well as all rent due under the tenancy until the start date of the replacement tenancy. These costs will be no more than the maximum amount of rent outstanding on the tenancy.

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