61 Spring Gardens, Leek, ST13 8DD

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1 69 Derby Street, Leek, Staffordshire, ST13 6JL T: F: Spring Gardens, Leek, ST13 8DD A deceptively spacious town house comprising Five Bedrooms; refurbished to a high standard throughout. Taking in good natural light to the front with a view over the recreation ground and distant countryside views from upper floors; a large south facing garden catches the sun; also having off road parking for one vehicle plus a garage. Briefly comprising a Porch; Hallway; Front Room; Living Room; bespoke fitted Kitchen; Utility/Shower Room to the ground floor; with Three Bedrooms and Bathroom on the first floor and Two further Bedrooms on the second floor. A prompt viewing is recommended. Offers In Excess Of 215,000 (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 alongside Westwood recreation area and taking in good views; within walking distance of Leek's market town centre and all it's amenities as well as travel distance to Stoke-on-Trent's conurbation; Macclesfield as well as further commuting routes. Directions From our Leek office take the A53 Ball Haye Street to the traffic lights; turning left onto the A523 Stockwell Street; just after St. Edwards Church on the right, take the left hand fork in the road onto West Street; after approximately ½ a mile take the 6th turning on the left onto Spring Gardens. The property will be found a short distance along on your left hand side; identified by our For Sale board. Accommodation Comprises A UPVC front entrance door leading to:- Porch x (2'11" x 3'9") With fully fitted carpet and half tiled walls. Hallway x (3'0" x 11'4") With fully fitted carpet; BT phone point; smoke detector; and ceiling light point. Stairs lead off to the first floor. Front Room x (13'1" x 10'4") Featuring a new "Bronpi" log burner set in an inglenook space on a marble hearth with wooden mantelpiece; this family room has a fully fitted carpet; UPVC double glazed bay window to the front aspect; radiator; electrical points and ceiling light point. Living Room x (13'9" x 12'8") Featuring a multi-fuel "Aga" burner in an inglenook space on a marble hearth; this second family room has a fully fitted carpet; UPVC double glazed patio doors to the rear yard and garden; radiator; electrical points; aerial point; smoke detector and ceiling light point. Kitchen x (15'11" x 8'5") A spacious and wide galley style Kitchen with bespoke quality fittings throughout; with vinyl flooring to wood effect; UPVC double glazed window to the side aspect; a range of base units and matching breakfast bar with "formica" work surfaces over; inset composite sink and drainer unit with mixer tap; plumbing

3 for a dishwasher; space for a large gas range cooker with extractor hood over; space for a full height fridge freezer; matching wall units, one housing the combi-boiler; and one full height cupboard allowing space for a tall fridge freezer; radiator; electrical points; ceiling Utility x (11'10" x 8'6") With tiled flooring; UPVC door to the side aspect and yard; UPVC double glazed window to the rear aspect; a range of base units with wooden work surfaces over; inset stainless steel sink and drainer unit; plumbing for an automatic washing machine; space for a tumble dryer; space for a large chest freezer; matching wall units and a tall cupboard housing a coat hanging rail; ceiling light point. A shower room off, Shower Room With continued tiled flooring; UPVC double glazed frosted window to the rear aspect; the suite comprises a shower cubicle with vinyl walls and "Triton" shower; heated towel rail; low flush W.C.; and ceiling light point. First Floor Stairs with fully fitted carpet and banister rail leading to: - Landing A 'T' shaped landing with fully fitted carpet and ceiling light point. Bedroom One x (12'8" x 11'5") With fully fitted carpet; UPVC double glazed bay window to the front aspect; fitted wardrobe housing shelving; fitted airing cupboard; radiator; electrical points and ceiling light point.

4 Bedroom Two x (9'11" x 10'8") With fully fitted carpet; UPVC double glazed window to the rear aspect; radiator; electrical points; aerial point; smoke detector and ceiling light point. Bedroom Three x (8'6" x 11'5") With fully fitted carpet; UPVC double glazed window to the rear aspect; radiator; electrical points; aerial point and ceiling light point. Second Floor Stairs with fully fitted carpet and banister rail leading to: - Landing With fully fitted carpet. Bedroom Four x (13'10" x 14'2") With fully fitted carpet; "Velux" window and UPVC double glazed window to the rear aspect; electrical points and ceiling spotlight. Bathroom Newly refurbished with vinyl flooring; tiled walls to three sides; UPVC double glazed frosted window to side aspect; the suite comprises a 'P' shaped bath pan with mains fed shower over and polycarbon shower screen; low flush W.C.; a wash hand basin set in a vanity unit and inset ceiling spot lights.

5 Bedroom Five x (13'8" x 9'0") With fully fitted carpet; "Velux" window; fitted wardrobe and cupboards into the eaves; loft access and ceiling light point. Outside To the front is a flagged forecourt; to the rear is a private gated concrete yard with egress gate to a cobbled road; directly across this there is a parking space for one vehicle; a garage with power and lighting and gated access to a private and spacious rear garden with flagged patio seating area; lawned garden and a shed of breeze block and corrugated sheet construction. Garden 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 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, 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

6 Energy Performance Certificate 61, Spring Gardens, LEEK, ST13 8DD Dwelling type: Mid-terrace house Reference number: Date of assessment: 06 June 2017 Type of assessment: RdSAP, existing dwelling Date of certificate: 06 June 2017 Total floor area: 132 m² Use this document to: Compare current ratings of properties to see which properties are more energy efficient Find out how you can save energy and money by installing improvement measures Estimated energy costs of dwelling for 3 years: 4,167 Over 3 years you could save 1,056 Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting 330 over 3 years 225 over 3 years Heating 3,399 over 3 years 2,655 over 3 years Hot Water 438 over 3 years 231 over 3 years Totals 4,167 3,111 You could save 1,056 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water and is not based on energy used by individual households. This excludes energy use for running appliances like TVs, computers and cookers, and electricity generated by microgeneration. Energy Efficiency Rating The graph shows the current energy efficiency of your home. The higher the rating the lower your fuel bills are likely to be. The potential rating shows the effect of undertaking the recommendations on page 3. The average energy efficiency rating for a dwelling in England and Wales is band D (rating 60). The EPC rating shown here is based on standard assumptions about occupancy and energy use and may not reflect how energy is consumed by individual occupants. Top actions you can take to save money and make your home more efficient Typical savings Recommended measures Indicative cost over 3 years 1 Low energy lighting for all fixed outlets Heating controls (room thermostat) Available with Green Deal 3 Replace boiler with new condensing boiler 2,200-3, See page 3 for a full list of recommendations for this property. To find out more about the recommended measures and other actions you could take today to save money, visit or call (standard national rate). The Green Deal may enable you to make your home warmer and cheaper to run. Page 1 of 4

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