High Street, TS12

Leapfrog are delighted to offer to the market and available to view immediately, this beautifully presented and most deceptively spacious three bedroom Period property offering well planned living accommodation spread across two levels and far larger than its outer appearance may seem.  

Situated in a popular location on the approach into the small village of Boosbeck, this spacious family home balances modern living with an abundance of traditional features including high ceilings, decorative cornicing, Georgian panelling and has recently been sympathetically modernised throughout to offer maximum use of some very good family sized accommodation and with features to include recently replaced uPVC double glazed windows, redecorated walls throughout, wood burning stove with Oak mantle, and a most useful first floor Utility Room accessed through the four piece family Bathroom suite.

Occupying a spacious double plot there is a WEST-FACING wall enclosed rear Courtyard designed to have with a Mediterranean feel in mind and offers a real sense of privacy and tranquillity with bespoke log store and bin storage.

Located in a popular spot within the village of Boosbeck, having been lovingly cared for by the present owners with its breathtaking interior offering sizeable accommodation. Boosbeck offers a range of local amenities including an extremely popular primary school, also the larger town of Guisborough is only a short drive with a wide range of shops and leisure facilities.

Internal viewing is absolutely essential to appreciate the size, location and interior oof this superb family home.

ACCOMMODATION

GROUND FLOOR

Entrance Vestibule
Composite entrance door to front, mosaic tile effect half clad walls, tile effect laminated flooring and opening to;

Reception Hallway
Good sized hallway with original plaster cornice, under stairs storage cupboard, staircase to first floor and radiator.

Living Room 5.46m x 4.74m
Two uPVC double glazed box bay windows to the front aspect, radiator, Inglenook fireplace housing a cast iron wood burning stove with Oak mantle, slate hearth and alcove log store, and feature glazed window to dining room.

Dining Room 3.88m x 3.20m Increasing to 3.78m
uPVC double glazed French doors leading to the rear courtyard, space for dining table, oak laminate flooring, Georgian half panelled walls with bespoke cupboard and drawers and radiator.

Breakfast Kitchen 5.37m x 2.62m
A lovely light and airy kitchen fitted with a range of cream wall and base units incorporating laminated working surfaces and matching upstand. Stainless steel inset sink unit with mixer tap, freestanding Rangemaster stove with overhead extractor hood, integrated dishwasher and space for an American fridge freezer. Two uPVC double glazed windows to side, uPVC half glazed entrance door to side, oak laminate flooring, radiator and door to:-

Cloakroom/wc
PVC clad walls and ceiling with inset spotlighting and fitted with a modern side-by-side suite with vanity wash hand basin and wc. Vinyl flooring, radiator and uPVC double glazed window to side.

FIRST FLOOR

Half Landing Area
With steps up to main landing, access to Bathroom and Utility Room.

Family Bathroom/wc
A fully PVC clad and spacious four piece white suite comprising of a panel bath, separate walk-in corner shower cubicle with overhead shower, vanity wash hand basin and low level wc. PVC clad ceiling with spot lighting, chrome heated towel rail, separate radiator, storage cupboard housing the combi boiler, uPVC double glazed window to side and door leading to :-

Utility Room 3.84m x 2.46m
uPVC double glazed window to side, radiator, access to the loft space, and plumbing for an automatic washing machine and tumble dryer space.

Landing
Larger than average walk-in storage cupboard and access to all other first floor rooms.

Bedroom 1 5.01m x 3.38m
uPVC double glazed window to front aspect, fitted full height mirror fronted wardrobes and radiator.

Bedroom 2 3.93m x 3,48m
Another double with uPVC double glazed window to rear, laminated flooring, alcove storage and radiator.

Bedroom 3 3.36m x 2.46m
A good sized third bedroom with uPVC double glazed window to front and radiator.

EXTERNALLY

West-facing Rear Courtyard
A delightful wall enclosed courtyard with timber gazebo, decked planted borders and seating, enjoying a sunny aspect with bespoke bin storage and log store, gate access to rear.



EXTRAS: All fitted carpets 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 B

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 .

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.