"A particularly well presented, appointed and extended, four bedroomed, traditionally styled, semi-detached family house offering spacious, well arranged, gas centrally heated, sealed unit double glazed accommodation including an entrance hall, lounge, dining room, well equipped, fitted and extended breakfast kitchen, first floor family bathroom, tandem double garage, additional off-road parking and a large, private rear garden, situated in this convenient and favoured edge of Charnwood Forest village. EPC = D.

GENERAL INFORMATION: The sought-after village of Groby is located just outside the Leicester City boundary, to the north-west, and is well known for its popularity in terms of convenience for ease of access to the afore-mentioned City centre and all the excellent amenities therein, the A46 Western By-Pass which links Groby with Nottingham in the north and Junction 21 of the M1\M69\M42 major road network in the west for travel north, south and west, the adjoining Charnwood and New National Forests with their many scenic country walks and golf courses, the market towns of Hinckley, Market Bosworth, Ashby-de-la-Zouch, Coalville, Loughborough and Melton Mowbray, and the East Midlands International Airport at Castle Donington. Groby offers a fine range of local amenities including shopping for day-to-day needs, schooling for all ages, a wide variety of recreational amenities including Bradgate Park, excellent golf courses at Rothley, Lingdale, Kirby Muxloe and Botcheston, and regular bus services to the Leicester City centre. GENERAL DESCRIPTION: This traditionally styled, semi-detached house has been extended to offer particularly well presented and appointed, spacious, family sized accommodation briefly comprising entrance hall, two reception rooms and a well equipped breakfast kitchen, together with four first floor bedrooms and family bathroom with three-piece white suite. The property also benefits from a large, private rear garden, part integral tandem garage and off-road parking for at least four vehicles. Ideal for the growing family, the well arranged, gas centrally heated, sealed unit double glazed accommodation is laid out on two floors as detailed below:- DETAILED ACCOMMODATION ON THE GROUND FLOOR: ENCLOSED STORM PORCH With twin UPVC framed sealed unit double glazed entrance doors with matching side screens, ceramic tiled floor and access through UPVC framed sealed unit double obscure glazed inner door to: ENTRANCE HALL With sealed unit double glazed front window, wood stripped flooring, central heating radiator, telephone point, feature dado rail to walls, coved ceiling with smoke alarm and light fitting, central heating thermostat and staircase rising off to first floor with store cupboard under. The hall leads to: REAR DINING ROOM 11'10 x 11'8 (3.61m x 3.56m) With wood stripped flooring, central heating radiator, ceiling light fitting and twin sealed unit double glazed French doors with matching overlights providing access to rear garden terrace. The dining room is semi open-plan to: FRONT LOUNGE 11'9 x 14'6 (3.58m x 4.42m) (into bay), with sealed unit double glazed bay picture window fitted with vertical blinds, wood stripped flooring, feature 'Adam' style fireplace (for display only) with tiled hearth, central heating radiator, t.v. point, ceiling light fitting and two double matching wall light fittings. EXTENDED FITTED KITCHEN 17'2 x 8'1 (5.23m x 2.46m) With units and equipment including one-and-a-half bowl stainless steel sink and drainer unit with hot and cold mixer tap inset to rolled edge worktop with three cupboards under, tiled splashbacks and triple wall cupboard over. Further rolled edge worktop with range of drawers and cupboards under, tiled splashbacks, serving hatch and triple wall cupboard over. Also with ceramic tiled floor, central heating radiator, twin sealed unit double glazed picture windows, understairs shelved storage, two triple spotlight fittings and 'Indesit' stainless steel cooking range comprising oven and five plate gas hob with stainless steel splashback and matching stainless steel cooker hood over. UPVC framed sealed unit double obscure glazed door to the tandem garage. ON THE FIRST FLOOR: STAIRCASE AND SPLIT-LEVEL LANDING with ceiling light fitting, leads to: BEDROOM 1 (FRONT) 12'6 x 10'11 (3.81m x 3.33m) With sealed unit double glazed picture window fitted with vertical blinds, wood stripped flooring, central heating radiator, ceiling light fitting and picture rail to walls. Also with range of built-in furniture comprising two triple hanging and shelved wardrobes with dressing table inset having range of three double and two single top cupboards over. BEDROOM 2 (REAR) 12'3 x 11'10 (3.73m x 3.61m) With laminate wood effect flooring, central heating radiator, sealed unit double glazed rear picture window, ceiling mounted spotlight cluster and built-in shelved airing cupboard housing 'Worcester' wall-mounted gas fired central heating boiler also supplying domestic hot water. Also with built-in double hanging and shelved wardrobe with range of cupboards adjacent and over, and adjoining display shelf, t.v. point, further wall-mounted shelf and ceiling light fitting. BEDROOM 3 (SIDE) 10'4 x 12'6 (3.15m x 3.81m) With sealed unit double glazed windows to front and rear aspects (fitted with vertical blinds to the front window), laminate wood effect flooring, ceiling light fitting and central heating radiator. BEDROOM 4 (FRONT) 7'9 x 7'7 (2.36m x 2.31m) With sealed unit double glazed window fitted with vertical blinds, laminate wood effect flooring and ceiling mounted triple spotlight fitting. FAMILY BATHROOM 8'2 x 7'8 (2.49m x 2.34m) Being fully tiled with three-piece white suite comprising pedestal wash hand basin with hot and cold mixer tap, low level w.c. and panelled bath with hot and cold mixer tap incorporating shower handset, overhead rain shower and glazed shower screen. Also with central heating radiator having radiator cover, wall mirror, ceiling light fitting, roof void access and sealed unit double obscure glazed side window. OUTSIDE: The property is set well back from Leicester Road behind a wide grass verge and the service road. Occupying a generous plot, the property enjoys a tarmacadam forecourt which provides extensive off-road parking and gives access to a part INTEGRAL TANDEM GARAGE measuring 10'9 x 33'6 with metal up-and-over door, strip lighting, gas meter, plumbing for washing machine, sealed unit double obscure glazed rear window, electric power supply, internal door to kitchen and personal door to rear garden. LARGE REAR GARDEN The rectangular shaped rear garden is laid mainly to lawn with a flagged patio area, mature trees and bushes, and hedged surrounds for privacy. There is also an outside cold water tap. SERVICES: All mains services are understood to be available. Central heating is gas fired and electric power points are fitted throughout the property which is double glazed with sealed units. FIXTURES AND FITTINGS: All fixtures and fittings mentioned in the sales particulars, together with fitted floor coverings, light fittings, blinds and curtains, are included in the sale. VIEWING: Strictly through Moore & York Ltd., who will be pleased to supply any further information required and arrange appropriate appointments. FLOOR PLANS: Purchasers should note that if a floor plan is included within property particulars it is intended to show the relationship between rooms and does not reflect exact dimensions or indeed seek to exactly replicate the layout of the property. Floor plans are produced for guidance only and are not to scale. Purchasers must satisfy themselves of matters of importance by inspection or advice from their Surveyor or Solicitor. MAKING AN OFFER: As part of our service to our Vendors, we have a responsibility to ensure that all potential buyers are in a position to proceed with any offer they make and would therefore ask any potential purchaser to speak with our Mortgage Advisor to discuss and establish how they intend to fund their purchase. Additionally, we can offer Independent Financial Advice and are able to source mortgages from the whole of the market, helping you secure the best possible deal and potentially saving you money. If you are making a cash offer, we will ask you to confirm the source and availability of your funds in order to present your offer in the best possible light to our Vendor. IMPORTANT INFORMATION: Although we endeavour to ensure the accuracy of property details we have not tested any services, heating, plumbing, equipment or apparatus, fixtures or fittings and no guarantee can be given or implied that they are connected, in working order or fit for purpose. We may not have had sight of legal documentation confirming tenure or other details and any references made are based upon information supplied in good faith by the Vendor. The Vendor(s) of this property has (have) completed a Property Information Questionnaire which provides prospective purchasers with important information about the property which you may wish to consider before viewing or making an offer. Please enquire with the relevant office if you would like to view a copy. Please would you contact Moore & York to check the availability of any property and make a viewing appointment via ourselves before embarking on any journey to see a property to avoid disappointment. Directions The property is best approached from the traffic island junction with the A50 Markfield Road headed westbound from Leicester and the A46 Leicester Western By-Pass. If heading from the Leicester direction, take the first exit as signposted for Groby and proceed over the A46 on the road bridge, taking the second exit at the traffic island. Continue for a short distance and the property can be found on the left hand side fronting the service road to Leicester Road, as identified by the agent's 'for sale' board. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. 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