167 Ashbourne Road, Leek, ST13 5BL

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1 69 Derby Street, Leek, Staffordshire, ST13 6JL T: F: Ashbourne Road, Leek, ST13 5BL Recently refurbished to a high standard throughout by the current this property is deceptively spacious having off road parking for three vehicles; a well equipped garage; garden and barbecue area and modern living accommodation. A viewing is strongly recommended to appreciate the quality and homely feel here. Briefly comprising: Kitchen / Diner; Lounge; Utility and Bathroom to the ground floor with Three Bedrooms and W.C. to the first floor. NO CHAIN. Offers In The Region Of 165,000 (Subject To Contract) Messres. Graham Watkins & Co. for themselves and for the vendor or lessor of this property whose agents they are, give notice that: 1. All statements do not constitute any part of, an offer of a contract; 2. All statements contained in these particulars as to this property are made without responsibility on the part of the Messrs. Graham Watkins & Co. or the vendor or lessor; 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact; 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statement contained in these particulars; 5. The vendor or lessor does not make or give also Messrs. Graham Watkins & Co., nor any person in their employment has any authority to make or give, any representatives or warranty whatsoever in relation to this property.

2 Situation Located just outside Leek's market town centre and bordering the countryside lane "The Mount"; within easy walking distance of local amenities such as convenience store; garage; footpaths and public house; walking distance too of the local primary and high school; within travel distance of Ashbourne; Buxton; Congleton; Cheddleton. Directions From our Leek office take the A523 Ashbourne Road and procede for approximately ½ a mile; where the road turns left for Mount Road the property will be found on your left hand side; identified by our For Sale board. Accommodation Comprises Side Entrance Door A UPVC door with frosted double glazed panel leading into: - Kitchen / Diner x (14'0" x 13'0") A modern kitchen benefitting from fully tiled flooring; UPVC double glazed windows to both side and rear aspects; the suite comprises a range of modern base units with wooden work surfaces over and tiled splashbacks; inset composite sink and drainer unit with mixer tap; built-in electric double over with gas hob and extractor over; plumbing for a dishwasher; space for a tall fridge and freezer unit; matching breakfast bar; matching wall units; electrical points; aerial point and ceiling light point. Useful under stirs pantry with tiled flooring; Lounge x (13'0" x 11'2") With fully fitted carpet and featuring a log burner in a brick inglenook fireplace with tiled hearth; two UPVC double glazed windows to the front aspect; a corner cupboard houses the electric meter; radiator; electrical points; aerial point and ceiling light point. Utility x (8'0" x 7'7") With continued tiled flooring; UPVC door to the side aspect and garden; wooden worksurfaces; plumbing for an automatic washing machine; space for a tumble dryer; matching wall units; wall hung "Ideal" combiboiler; radiator; electrical points and ceiling light point. Bathroom With continued tiled flooring; UPVC double

3 glazed frosted window to the side aspect; half tiled walls and fully tiled shower area; the suite comprises a freestanding roll top bath pan; separate shower enclosure with mains fed shower; pedestal wash hand basin; low flush W.C.; two heated towel rails; two ceiling light points. radiator; electrical points and ceiling light point. First Floor Fully carpeted stairs with banister rail and ceiling light point leading to: - Landing Fully carpeted with electrical points; inset ceiling spotlights; loft access with pull-down ladder to a boarded loft. Bedroom One x (12'11" x 11'1") Having fully fitted carpet; UPVC double glazed windows to both front and side aspects; an inglenook fireplace with tiled hearth; builtin single wardrobe; radiator; electrical points and ceiling light point. Bedroom Three x (11'4" x 7'5") With fully fitted carpet; UPVC double glazed window to the side aspect; radiator; electrical points and ceiling light point. Separate W.C. Having tiled flooring; wall hung wash hand basin set in a vanity unit with tiled splashback; low flush W.C. and ceiling light point. Outside With front gate and block paved pathway surrounding the property; full length lawned garden with walled boundary; tarmac parking area to the rear allowing parking for three vehicles; barbecue area; patio seating area and garage. Bedroom Two x (10'0" x 8'7") With fully fitted carpet; UPVC double glazed window to the rear aspect; inglenook space with tiled hearth; built-in single wardrobe;

4 Garage x (17'11" x 10'2") Having an electric up-and-over vehicle access door as well as a pedestrian access door; with concrete flooring; shelving; electrical points and strip lighting. Garden Measurements All measurements given are approximate and are 'maximum' measurements. Please Note The agent has not tested any apparatus, equipment, fixtures, fittings or services and cannot verify they are in working order or fit for their purpose, neither has the agent checked the legal documents to verify the freehold/leasehold status of the property. Services We believe the property is connected to all major services. Tenure and Possession The property is held freehold and vacant possession will be given upon completion. Viewings By prior arrangement through the Agents. Wayleaves The property is sold subject to and with the benefits of all rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements, quasieasements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, whether or not referred to in these stipulations, the particulars or special conditions of sale. Websites

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6 Energy Performance Certificate 167, Ashbourne Road, LEEK, ST13 5BL Dwelling type: End-terrace house Reference number: Date of assessment: 09 June 2016 Type of assessment: RdSAP, existing dwelling Date of certificate: 09 June 2016 Total floor area: 86 m² Use this document to: Compare current ratings of properties to see which properties are more energy efficient Find out how you can save energy and money by installing improvement measures Estimated energy costs of dwelling for 3 years: 2,898 Over 3 years you could save 918 Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting 288 over 3 years 168 over 3 years Heating 2,280 over 3 years 1,587 over 3 years Hot Water 330 over 3 years 225 over 3 years Totals 2,898 1,980 You could save 918 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water. This excludes energy use for running appliances like TVs, computers and cookers, and any electricity generated by microgeneration. Energy Efficiency Rating The graph shows the current energy efficiency of your home. The higher the rating the lower your fuel bills are likely to be. The potential rating shows the effect of undertaking the recommendations on page 3. The average energy efficiency rating for a dwelling in England and Wales is band D (rating 60). Top actions you can take to save money and make your home more efficient Typical savings Recommended measures Indicative cost over 3 years 1 Cavity wall insulation 500-1, Available with Green Deal 2 Internal or external wall insulation 4,000-14, Floor insulation (solid floor) 4,000-6, See page 3 for a full list of recommendations for this property. To find out more about the recommended measures and other actions you could take today to save money, visit or call (standard national rate). The Green Deal may allow you to make your home warmer and cheaper to run at no up-front cost. Page 1 of 4