32 Froghall Road, Ipstones, ST10 2NA

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Louise McDaniel
5 years ago
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69 Derby Street, Leek, Staffordshire, ST13 6JL T: 01538 373308 F: 01538 399653 info@grahamwatkins.co.

1 69 Derby Street, Leek, Staffordshire, ST13 6JL T: F: Froghall Road, Ipstones, ST10 2NA Very well presented and modernised by the current owner; this village location allows pretty countryside views. The Three Bedroom Semi-Detached property has off road parking, low maintenance features and provides easy modern living and spacious accommodation. Open fields to the rear give complete privacy. Briefly comprising Hallway, Lounge, Kitchen, Conservatory, Utility to the Ground Floor with Three Bedrooms and Family Bathroom on the First Floor. Viewing is strongly recommended to appreciate the homely feel and contemporary presentation on offer. Asking Price 200,000 (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.

Situation The village of Ipstones has a thriving community and benefits from local amenities to include butchers, village shop, primary school, church, pubs and village hall.

Directions From our Derby Street office take the A523/ Ashbourne Road out of Leek. Proceed for approximately 4.5 miles turning right at the crossroads on to the B5053/Bottom Lane signposted Ipstones.

Accommodation Comprises Front Entrance Door A UPVC entrance door with double glazed vision panels leading into: - Hallway 1.841 x 1.

380 (11'10" x 11'1") Benefitting from a slate effect tiled floor; with UPVC double glazed patio doors to the rear leading into the Conservatory; the suite comprises a range of base units with

2 Situation The village of Ipstones has a thriving community and benefits from local amenities to include butchers, village shop, primary school, church, pubs and village hall. The property is also within easy reach of the market towns of Leek and Ashbourne and within commuting distance of Stoke on Trent and Derby. Directions From our Derby Street office take the A523/ Ashbourne Road out of Leek. Proceed for approximately 4.5 miles turning right at the crossroads on to the B5053/Bottom Lane signposted Ipstones. Continue along Bottom Lane; into High Street and onto Froghall Road where the property will be found approximately 3 miles along on the right hand side identified by our For Sale board. Accommodation Comprises Front Entrance Door A UPVC entrance door with double glazed vision panels leading into: - Hallway x (6'0" x 5'4") Fully carpeted with radiator; BT phone point; ceiling light point and smoke detector. Stairs lead off to the First Floor. Kitchen x (11'10" x 11'1") Benefitting from a slate effect tiled floor; with UPVC double glazed patio doors to the rear leading into the Conservatory; the suite comprises a range of base units with "formica" slate effect work surfaces over and tiled splashbacks; inset stainless steel round sink with mixer tap and round drainer; space for a gas or electric oven with extractor fan over; plumbing for a dishwasher; a range of matching wall units; radiator; electrical points and ceiling spotlight set. Lounge x (14'7" x 12'10") A spacious relaxing family room; being fully carpeted with UPVC double glazed window to the front aspect; "living flame" style gas fire set in a stone surround on stone hearth with wooden mantelpiece; two radiators; electrical points; aerial point and ceiling light point.

offering great natural light. Having laminate flooring to wood effect; radiator; electrical points; aerial point and ceiling light point in a polycarbonate roof.

Loft access to a loft housing the water header tank. Airing cupboard houses shelving; water cylinder and heating controls. Bedroom One 3.378 x 2.

3 Conservatory x (11'4" x 10'7") A light and airy space having UPVC double glazed patio doors to the rear aspect and garden; UPVC double glazed deep windows to two sides and unusually a third side of windows offering great natural light. Having laminate flooring to wood effect; radiator; electrical points; aerial point and ceiling light point in a polycarbonate roof. First Floor Fully carpeted stairs to ample width leading to: - Landing Fully carpeted with UPVC double glazed window to the side aspect; radiator; electrical points and ceiling light point. Loft access to a loft housing the water header tank. Airing cupboard houses shelving; water cylinder and heating controls. Bedroom One x (11'1" x 9'8") A happy room taking in uninterrupted countryside views; having laminate wood effect flooring; with UPVC double glazed window to the rear aspect; radiator; electrical points and ceiling light point. Utility x (11'1" x 5'6") Benefitting from continued tiled slate effect flooring from the Kitchen; with UPVC and frosted double glazed door to the side aspect; UPVC double glazed frosted window to the side aspect; slate effect "formica" worksurface with plumbing for an automatic washing machine underneath; space for a tumble dryer; space for a full height fridge freezer; wall cupboards house the electric pre-pay meter; radiator; electrical points; ceiling light point. A useful under stair store cupboard has continued tiled flooring; coat hooks; wall light and houses the pre-pay gas meter. Bedroom Two (Master) x (Master) (12'11" x 10'4" (Master)) Featuring waxed wood boarded flooring; UPVC double glazed leaded windows to the front aspect; built-in double wardrobe; radiator; electrical points and ceiling light point.

to the front aspect; useful over stair alcove housing shelving; radiator; electrical

Outside A low maintenance pretty exterior; to the Front is a flagged and gravelled

pergola; outside light and wooden garden shed.

gravel borders with hedge side boundary and fence to fields at the rear; useful outside

4 Bedroom Three x (9'11" x 7'3") With laminate wood effect flooring; UPVC double glazed leaded window to the front aspect; useful over stair alcove housing shelving; radiator; electrical points and ceiling light point. Outside A low maintenance pretty exterior; to the Front is a flagged and gravelled driveway allowing parking for two vehicles; planted bed with tree and shrub borders with stone wall front boundary. To the side is a flagged pathway wide enough to allow a continuation of driveway; with pergola; outside light and wooden garden shed. To the rear are two pretty lawned areas with feature planted beds; flagged patio and gravel borders with hedge side boundary and fence to fields at the rear; useful outside tap. Front Garden Bathroom This family bathroom has a slate effect tiled floor; with walls tiled to 1/3rd height; two UPVC double glazed frosted windows to the rear aspect; the suite comprises a corner bath pan with shower attachment; heated towel rail; pedestal wash hand basin; low flush W.C.; ceiling spotlight set. Side of House

Rear Garden Views Continued Views Please Note The agent has not tested any apparatus, equipment, fixtures, fittings or services and cannot verify

the property. Services We believe the property is connected to all major services.

Viewings By prior arrangement through the Agents.

drainage, water and electricity supplies and other rights and obligations, easements, quasieasements and restrictive covenants and all existing

5 Rear Garden Views Continued Views 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 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 Measurements All measurements given are approximate and are 'maximum' measurements.

61 Spring Gardens, Leek, ST13 8DD

69 Derby Street, Leek, Staffordshire, ST13 6JL T: 01538 373308 F: 01538 399653 info@grahamwatkins.co.uk www.grahamwatkins.co.uk 61 Spring Gardens, Leek, ST13 8DD A deceptively spacious town house comprising