Boosbeck Road, TS12

* SNEAK PEEK - DRAFT PARTICULARS *

We are delighted to offer for sale this fantastic two bedroom middle-terraced Cottage having been upgraded to a very high standard and situated towards the end of a small row of similar cottages, which offer stunning open aspect farm and countryside views to both the front and rear aspect and create a semi-rural feel with this West facing home.

Offering neutral toned décor, recently fitted carpets (in 2025), gas central heating system via combi boiler, uPVC double glazing, two separate reception rooms with original cast iron fireplace (ornamental) and French doors lead from the dining room out onto the rear timber decked patio courtyard, there is a superbly fitted cream kitchen with appliances and modern white bathroom suite with shower at ground floor level, together with two first floor good sized Bedrooms, spacious Landing - also having open aspect views from any angle.

Externally there is a front forecourt, a gated raised rear yard with decking patio and steps and street parking. The property enjoys fabulous country views from both the front and rear elevations.

The accommodation comprises:-

Entrance Vestibule
uPVC entrance door, glazed door to hallway, laminate flooring, staircase to first floor and door to dining room.

Living Room 12'3" (3.73 M) x 10'7" (3.23 M)
With uPVC double glazed window to front aspect with farm and countryside views, radiator, feature fireplaces with recessed alcoves and arch to :-

Dining Area 12'3" (3.73 M) x 10'8" (3.25 M)
uPVC French doors to rear timber decked patio, understairs storage cupboard, feature Inglenook fireplace with Oak beam over and tiled hearth, radiator. Steps down to:-

Fitted Kitchen 11'0" (3.35 M) x 8'5" (2.57 M)
Modern attractive range of matching wall and base units with roll top laminate worktops and tiled splash back, light and airy room with a Velux skylight window, 1 1/2 bowl stainless steel unit with mixer tap, built-in fan assisted electric oven with 4 ring ceramic hob and overhead extractor canopy, plumbing for automatic washing machine, radiator, slate effect flooring, uPVC window and door to side, door to:-

Bathroom / WC
Re-fitted modern white suite comprising low flush WC, pedestal wash hand basin, panelled bath with chrome shower attachment, vinyl flooring, semi-tiled décor, radiator and uPVC window to side aspect.

FIRST FLOOR:

Landing
With uPVC window to rear aspect having stunning views, loft hatch and access to all first floor rooms.

Bedroom 1 14'7" (4.45 M) x 12'0" (3.66 M)
Two uPVC double glazed windows to front aspect enjoying delightful views and radiator.

Bedroom 2 13'1" (3.99 M) x 8'6" (2.59 M)
uPVC double glazed window to rear with fabulous views and radiator.


EXTERNALLY:

Front forecourt Garden
Externally there is a front forecourt with gate access leading to the property - an ideal place to sit and enjoy the West facing views and sunshine.

Rear Courtyard
Enclosed with elevated decked patio having stunning views with gate access

Parking
On street Parking on a first come first served basis to the front but with the addition of further off street parking to the rear of the property.



EXTRAS: All fitted carpets and laminate flooring as described are to be included in the sale.

VIEWING ARRANGEMENTS: Strictly by Appointment with the Sole Agent.

TENURE: Freehold

SERVICES: Mains water, gas and electricity are connected. None of these services have been tested by the Agent.

LOCAL AUTHORITY: Redcar and Cleveland Borough Council.

COUNCIL TAX ASSESSMENT: We are advised that the property is a Band C

EPC: Please ask at our branch for a copy.

AGENTS NOTES: The photographs and information regarding this property is the copyright of Leapfrog Lettings & Sales. All measurements are approximate and have been taken using a laser tape measure therefore, may be subject to a small margin of error.

These particulars are believed to be correct and have been verified by or on behalf of the Vendor. However, any interested party will satisfy themselves as to their accuracy and as to any other matter regarding the Property or its location or proximity to other features or facilities which is of specific importance to them. Distances and areas are only approximate and unless otherwise stated fixtures contents and fittings are not included in the sale.

Prospective purchasers are always advised to commission a full inspection and structural survey of the Property before deciding to proceed with a purchase.

DATA PROTECTION AND PRIVACY POLICY Names, address, telephone number and email address will be taken for mailing list registration, viewing appointments or when making an offer to purchase and will not be used or passed on for any other marketing purposes.

HOW TO SPEED UP YOUR PROPERTY SALE ...
Here at Leapfrog, we always strive to provide the very best service and information for all our clients, whether selling, renting or buying.

We work hard to keep one step ahead of the competition and our goal for home sellers and buyers alike, is to reduce the time it takes for a sale to proceed to a speedy completion. We provide our sellers and potential buyers with important property information from the onset, resulting in fewer sales falling through.

WHAT IS A 'BUYER'S MARKETING PACK?'
The Government and National Trading Standards require that more material information needs to be provided to potential buyers upfront.

Getting our 'Buyer Information Pack' ready right at the start of marketing, means we have the ability to share this with any potential purchasers as early as at the initial viewing stage. We can then provide this to a surveyor, respective solicitors involved in the sale and potentially reduce any delays with a sale.

What does a 'Buyer Information Pack' contain?
Our Buyer Information Pack is packed with information on the property that will help secure a serious and committed buyer. Here's what it contains:

Marketing Information
Property Brochure (including photos, property description, square footage, £ per sq foot, whole plot size, local authority, council tax band and cost, tenure, estate fees, if lease the length, ground rent, maintenance fees and what's included) - supplied by Leapfrog
Floor plan - supplied by Leapfrog
Location map - supplied by Leapfrog

Material Information Sheet (all estate agents have a legal duty to have this available before a viewing is booked) - Council Tax, Tenure, Physical characteristics of the property, Property type, Material type/materials used in construction, Number and types of rooms, Utilities, Electricity supply, Water supply, Sewerage, Heating, Broadband, Mobile signal/coverage, Parking, Building safety, Restrictions, Rights and easements, Flood risk, Coastal erosion risk, Planning Permission or proposal for development, Property accessibility/adaptations, Coalfield or mining.

EPC - Energy Performance Information

Our general PIQ (Property Information Questionnaire) FAQ sheet about the property including things like rental value, rental yield, year built, distance to shops and park, meters, services, boiler, loft etc -

A report on local sold prices, Title plan, Local mobile & broadband speeds, Planning history, Plot size & floor area, Pounds per square foot, Flood risk, Conservation areas, Local school reports, Leasehold info, Council tax, Energy Performance Certificate, Transport links and Transaction history.