Layland Road, New Skelton, Skelton-in-cleveland, Redcar And Cleveland

DRAFT PARTICULARS

NEGATIVE SHALE TEST RECENTLY CARRIED OUT ON THE PROPERTY

Offered for sale is this superbly appointed two (former three) bedroom detached family home having been extremely well cared for by the present owners, offering well planned, spacious accommodation throughout with open plan living at its best, large spacious rooms, a superbly appointed L shaped Living and Dining a room with beautiful a
inglenook fireplace and multi fuel stove, reconfigured fitted family dining kitchen , further separate utility room (former kitchen) and storage room currently utilised as a dog showering room at ground floor level together with two first floor double bedrooms with fitted wardrobes and a stunning four piece bathroom suite. It’s absolutely stunning and the perfect family home, all ready to go!

Set in a fabulous, larger-than-average sized plot with beautifully landscaped gardens. The rear is a particular feature being West facing and therefore enjoying a sunny aspect with substantial lawns, patios and decking - perfectly suited for those sunny afternoons spent entertaining with friends and family. Parking is available for several cars at the front of the property, leading to the attached double Garage, which also has a handy courtesy door leading into the rear.

Altogether a wonderful family home, ready to move into and with viewing highly recommended.

ACCOMMODATION:

Ground Floor

Reception Hallway
Light and airy room with access to all ground floor rooms, laminate flooring, uPVC entrance door and window to front aspect, staircase to first floor.

L shaped Living and Dining Room 6.84m x 7.04m max
Delightful open plan dual aspect reception room with uPVC window to front and rear aspects, uPVC sliding patio doors opening into the rear garden, radiator, oak flooring, feature Inglenook fireplace with slate hearth and Oak beam featuring a Hamlet cast iron multifuel stove in a brick surround, radiator, coved ceiling, uPVC patio doors leading to rear garden and terrace and two steps leading up to the connected Dining Area with matching flooring, uPVC to rear aspect, radiator and door leading to;

Extended family Breakfast Kitchen 6.64m x 4.79m
Recently fitted with comprehensive cashmere gloss fronted wall and base units with laminate worktops, 1 1/2 bowl sink unit with mixer tap, matching breakfast bar with spotlight above and integrated Siemens four ring induction hob with overhead extractor hood, separate eye level integrated fan assisted electric oven and grill, laminate flooring, ample space for dining table, radiator, laminate flooring, uPVC window to rear aspect, door leading to:-

Former Kitchen / Utility Room 3.98m x 3.75m
Fitted with light Oak wall and base units with laminate worktops, a uPVC window to the rear aspect, laminate flooring, a radiator, a PVC-clad ceiling, and a door to the dog shower and storage room. This room could easily be converted into a sizeable third bedroom opening into the rear garden, or further reception room for house guests or teenagers alike.

Inner Hallway
uPVC door to front aspect with side window, PVC cladded walls and ceiling, half timber wooden panelled lower walls, radiator, tiled flooring and courtesy door to garage.

Dog Shower Area / Storage Room
Fully tiled with a handheld shower and low profile shower tray, windows to side and rear, vinyl flooring and heated towel radiator.

FIRST FLOOR

Landing
uPVC window to front aspect, loft access via hatch, radiator and coved ceiling.

Bedroom 1 5.26m x 4.9m
uPVC windows to the front and rear aspects create a light and airy room with a radiator, spotlighting and two built-in storage wardrobes.

Bedroom 2 3.71m x 3.50m
uPVC window to the rear, radiator, eaves storage cupboard and built in fitted wardrobes with dressing table area and drawers.

Bathroom/wc
Fully PVC-clad four-piece suite in white consisting of a walk-in, glazed, double-length shower cubicle with overhead shower, double ended panelled bath, side by side modern vanity wash hand basin with cupboard under and low level wc, heated towel radiator, tile effect laminate flooring, uPVC window to the side aspect and spotlighting.


EXTERNALLY

Front Garden
Dwarf wall enclosed front garden which is laid mainly to lawn with planted shrubs and borders, centre pathway with entrance gateway, access to the side of the property.

Side Driveway
Paved offering off road parking for 2 cars, leading to:-

Attached Double Garage
Up/over roller door, power and lighting, courtesy door to the kitchen.

West facing rear Garden
Gardens of this size are certainly hard to come by, offering a fence enclosed rear garden enjoying a sunny aspect with established lawns stretching down to the woodland at the bottom. The garden has been lovingly cared for by the current owners and offers well established planting, mature trees, several fruit trees, beautifully landscaped well stocked borders, two timber decked raised platform patios, a further patio and seating area, lower lawn with established trees, planting, gravelled and landscaped patio platform, side access leads to the front of the property and to the garage, , a useful timber rear gate access to side, and there is a large separated timber built workshop shed sitting at the bottom of the garden and is an ideal crafting or home office space.



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 D.

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.

Anti Money Laundering Regulations (AML)
In accordance with Anti Money Laundering Regulations (AML), we are required to request forms of identification and carry out due diligence on any parties connected to a successful offer. Should an offer be made on behalf of a business/company, AML due diligence will also be necessary. Proof/source of funding must be supplied, prior to offer acceptance. A third-party compliance provider carries out these checks to meet our legal obligations. A charge of £20 per check will apply for this service, payable upon offer acceptance.

Plans and boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

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.