4 Hencroft, Leek, ST13 8EZ

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1 69 Derby Street, Leek, Staffordshire, ST13 6JL T: F: Hencroft, Leek, ST13 8EZ A rare opportunity to acquire a spacious detached house taking in good natural light set in a popular residential location with private garden and linked garage. This Three Bedroomed property has UPVC double glazing throughout and has many attractive features including an oversized Master Bedroom with potential to convert; Garage with Workshop and fishpond incorporated in the rear garden. Viewing really is recommended to appreciate the private setting and homely feel this property gives. Asking Price 189,000 (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 in a popular residential area whilst being within walking distance of the town and local amenities such as convenience store, take-away, supermarket, petrol station and public houses. Direction From our Leek office proceed along Ball Haye Street to the traffic lights; turning left onto Stockwell Street; continue on this road as it changes into Church Street and then into Mill Street; just passed The Retreat beauty spa on your left take a right hand turning onto Hamil Drive; then first right onto Hencroft where the property will be found a very short distance along on your right hand side; identified by our For Sale board. Accommodation Comprises Side Entrance Door A UPVC and frosted double glazed entrance door; leading into: - Hallway x (12'2" x 5'10") With fully fitted carpet; radiator; electrical points; BT phone point and ceiling spotlight set. Useful under stair store cupboard to an "L" shape with carpet; coat hooks and ceiling light. Separate W.C. With fitted carpet; UPVC double glazed frosted window to the side aspect; walls tiled to half height; wall hung corner wash hand basin; low flush W.C.; wall hung corner vanity unit; ceiling light point. Lounge x (18'0" x 11'10") Having fully fitted carpet and a feature large UPVC bay window to the front aspect taking in good natural light; dado rail; electric fire set in a tiled surround and hearth with wooden mantelpiece; radiator; electrical points; aerial point; wall lights and ceiling light point. Kitchen x (10'9" x 8'11") Benefitting from a fully tiled floor; with UVC double glazed window to the rear aspect; UPVC door to the rear giving garden access; open plan style to the Dining Room; the suite comprises of a range of base units with "formica" work surfaces over and tiled splashbacks; inset stainless steel sink and drainer unit with mixer tap; built in "New World"gas oven with gas hob and extractor fan over; built in slimline dishwasher; matching wall units; space for a tall fridge freezer unit; radiator; electrical points and ceiling spotlight set. Dining Room x (10'10" x 8'6") Having a fully fitted carpet; UPVC double glazed window to the rear aspect; dado rail;

3 radiator; electrical points and ceiling light point. Bedroom Two / Office x (9'9" x 8'7") Please note the smaller measurement is to reducing height. With laminate flooring to wood effect; UPVC double glazed window to the rear aspect; radiator; electrical points; aerial point and ceiling spotlight set. First Floor Fully carpeted stairs with banister rail and UPVC double glazed frosted window at the half landing; leading to: - Landing With fully fitted carpet; ceiling spotlight set; smoke detector and loft access. Bedroom One (Master) x (18'1" x 11'11") Please note the largest measurement is to reducing height. Having fully fitted carpet; large UPVC double glazed window to the front aspect; radiator; electrical points; aerial point and ceiling light point. Bedroom Three x (10'10" x 9'0") Please note the smaller measurement is to reducing height. With fully fitted carpet; UPVC double glazed window to the rear aspect; airing cupboard housing a combi boiler; radiator; electrical points; aerial point and ceiling light point. Bathroom

4 With fitted carpet; fully tiled walls; the suite comprises a bath pan with mains fed shower attachment; pedestal wash hand basin' low flush W.C.; radiator and "Velux" skylight. Garage x (17'7" x 7'10") A link detached garage with front up-and-over door; concrete flooring; radiator; tap and ceiling strip light. Workshop x (12'0" x 7'10") With concrete flooring; work surfaces and wall units; plumbing for an automatic washing machine; electrical points; ceiling light point. Outside To the front is a tarmac driveway for two vehicles; a pretty lawn with private tree lined boundary and mature hedge line to the drive. To the rear is a pretty layered garden with flagged pathway; rockery garden; fishpond; gravelled seating area; further gravelled area and lawn to the top layer; a shed sits to the side along with a mature planted flower bed. Gas and electric meters are external to the property. Garden Pretty layered garden with fishpond feature. View from 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

5 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

6 Energy Performance Certificate 4, Hencroft, Dwelling type: Detached house LEEK, ST13 8EZ Date of assessment: 26 June 2008 Date of certificate: Reference number: 26 June Total floor area: 98 m² This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO2) emissions. Energy Efficiency Rating Environmental Impact (CO2) Rating Current Potential Current Potential Very energy efficient - lower running costs (92-plus) Very environmentally friendly - lower CO2 emissions (92-plus) (81-91) (81-91) (69-80) (69-80) (55-68) (55-68) (39-54) (39-54) (21-38) (21-38) (1-20) (1-20) Not energy efficient - higher running costs Not environmentally friendly - higher CO2 emissions EU Directive EU Directive England & Wales England & Wales 2002/91/EC 2002/91/EC The energy efficiency rating is a measure of the The environmental impact rating is a measure of this overall efficiency of a home. The higher the rating the home s impact on the environment in terms of more energy efficient the home is and the lower the Carbon Dioxide (CO2) emissions. The higher the fuel bills will be. rating the less impact it has on the environment. Estimated energy use, carbon dioxide (CO2) emissions and fuel costs of this home Energy use Carbon dioxide emissions Lighting Heating Hot water Current Potential 334 kwh/m² per year 204 kwh/m² per year 5.5 tonnes per year 3.4 tonnes per year 86 per year 621 per year 92 per year 43 per year 390 per year 81 per year Based on standardised assumptions about occupancy, heating patterns and geographical location, the above table provides an indication of how much it will cost to provide lighting, heating and hot water to this home. The fuel costs only take into account the cost of fuel and not any associated service, maintenance or safety inspection. This certificate has been provided for comparative purposes only and enables one home to be compared with another. Always check the date the certificate was issued, because fuel prices can increase over time and energy saving recommendations will evolve. To see how this home can achieve its potential rating please see the recommended measures. Remember to look for the energy saving recommended logo when buying energy-efficient products It s a quick and easy way to identify the most energy-efficient products on the market. For advice on how to take action and to find out about offers available to make your home more energy efficient, call or visit Page 1 of 6