84 Windsor Drive, Leek, ST13 6NN

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1 69 Derby Street, Leek, Staffordshire, ST13 6JL T: F: Windsor Drive, Leek, ST13 6NN A well presented three bedroomed semi-detached property located on the edge of Leek Town Centre. Benefiting from two reception rooms; two double bedrooms; double glazing throughout and gas central heating. Boasting a large tiered rear garden. With a good sized outhouse and garden shed. This property would make an ideal home for First Time Buyers or Investors. Viewing recommenced to appreciate the size and potential on offer. Offers In The Region Of 125,000 (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 on the edge of Leek Town Centre, the property is within walking distance to local amenities such as schools, shops and pubic houses. Easy access to commuter links to Buxton, Ashbourne, Macclesfield and Stokeon-Trent. Directions From our Leek office on Derby Street, turn left onto Ball Haye Street and turn right at the traffic lights onto the Buxton Road. Proceed along the Buxton Road and turn left onto Novi Lane. Take the first right on to Windsor Drive and the property will be found after a short dance on the right hand side, indicated by our For Sale board. Accommodation Comprises A upvc double glazed front entrance door leads in to the hallway. Hallway With fully fitted neutral carpet; upvc obscured double glazed window to the side aspect; under stairs storage; radiator; smoke detector and ceiling light point. Giving access to: Front Room x (12'9" x 9'0") A bright and good sized room with fully fitted neutral carpet; upvc double glazed bay window to the front aspect; radiator; electrical points; aerial point and ceiling light point. Living Room x (12'3" x 13'5") With fully fitted neutral carpet; upvc double glazed window to the rear aspect; radiator; aerial point; electrical points and ceiling light point. Kitchen x (6'10" x 9'8") Having a tiled floor; upvc double glazed window to the rear aspect; upvc double glazed rear entrance door; cupboard housing the meters; electrical points and ceiling strip light. The modern suite comprises a range of wooden base units with formica work surfaces; matching wall mounted cupboards; space for a large cooker; integrated fridge; and inset stainless steel sink and drainer unit with mixer tap. Stairs to First Floor Landing With fully fitted neutral carpet; upvc obscured double glazed window to the side aspect; ceiling light point; smoke detector and loft access. Airing cupboard housing a Baxi Duo-Tec combination boiler and shelving. Bathroom x (7'6" x 5'6") A modern bathroom which comprises fully fitted neutral carpet; part tiled walls; upvc obscured double glazed widow to the rear aspect; heated towel rail and ceiling light point. The white suite comprises a low level W.C; pedestal wash hand basin with mixer tap and 'P' shaped panel bath with Triton electric shower over.

3 Bedroom One x (11'7" x 9'9") With fully fitted neutral carpet; upvc double glazed window to the rear aspect; radiator; electrical points; integrated storage and ceiling light point. Bedroom Two - Master Bedroom x (12'9" x 10'8") A good sized bedroom which has fully fitted neutral carpet; upvc double glazed window to the front aspect; integrated storage; electrical points; aerial point and ceiling light point. Bedroom Three x (8'2" x 8'5") With fully fitted neutral carpet; upvc double glazed window to the front aspect; radiator; integrated storage; electrical points and ceiling light point. Outside To the front of the property there is a lawn area with gated access to the rear. To the rear of the property there is a large tiered garden comprising an outhouse; garden shed; patio are and lawn area. The outhouse is of brick construction with upvc double glazed window; electricity; plumbing and lighting. Council Tax Band We believe the property is in band B. 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 mains services. Tenure and Possession The property is held freehold and vacant possession will be given upon completion. Viewings By prior arrangement through Graham Watkins & Co. Wayleaves The property is sold subject to and with the benefits of all rights, including rights of way,

4 whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements, quasi easements 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 84, Windsor Drive LEEK ST13 6NN Dwelling type: Semi-detached house Date of assessment: 12 June 2009 Date of certificate: 15 June 2009 Reference number: Total floor area: 99 m² This home's performance is rated in terms of energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO 2) emissions. Energy Efficiency Rating Environmental Impact (CO 2) Rating Current Potential Current Potential Very energy efficient - lower running costs Very environmentally friendly - lower CO 2 emissions (92 plus) (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 England & Wales EU Directive 2002/91/EC The energy efficiency rating is a measure of the overall efficiency of a home. The higher the rating the more energy efficient the home is and the lower the fuel bills are likely to be. Not environmentally friendly - higher CO 2 emissions England & Wales EU Directive 2002/91/EC The environmental impact rating is a measure of a home's impact on the environment in terms of carbon dioxide (CO 2 ) emissions. The higher the rating the less impact it has on the environment. Estimated energy use, carbon dioxide (CO 2 ) emissions and fuel costs of this home Current Potential Energy use 235 kwh/m² per year 180 kwh/m² per year Carbon dioxide emissions 3.9 tonnes per year 3.0 tonnes per year Lighting 77 per year 45 per year Heating 432 per year 364 per year Hot water 128 per year 97 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. This EPC and recommendations report may be given to the Energy Saving Trust to provide you with information on improving your dwelling's energy performance. For advice on how to take action and to find out about offers available to help make your home more energy efficient, call or visit Page 1 of 6