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"Leapfrog are delighted to offer for sale this delightful THREE bedroom semi detached family home, far larger than its outer appearance may seem and situated in a prime cul de sac location within the village of Brotton, close to local amenities and nearby coastline and beaches of Saltburn and Skinningrove.

Offered for sale with no onward chain, warmed by gas central heating system, complimenting uPVC sealed unit double glazing including doors, the property has been superbly updated and modernised by the current sellers over the last 3 years to include a hub of the home rear Dining Kitchen with breakfast bar and fully integrated appliances and a contemporary first floor Bathroom Suite with fully high quality ceramic tiled decor.

The accommodation briefly comprises; Entrance Porch with access into the l shaped Hallway, downstairs Cloakroom wc, L shaped Lounge through Dining Room with two good sized windows to the front aspect, fantastic rear Dining Kitchen with fully integrated appliances, three first floor Bedrooms two good sized doubles with fitted wardrobes and elevated views and a spacious contemporary Bathroom suite.

Externally are paved and enclosed Gardens to the front and rear rear overlooking Kilton Thorpe with ample block paved parking for 2 3 cars leading to a detached Garage with remote roller door and side courtesy door to rear garden.

Register your interest today to avoid disappointment, but be quick!

ACCOMMODATION

Ground Floor

Side Entrance Porch
Double uPVC French doors opening into

L shaped Entrance Hallway
Staircase to first floor landing, understairs storage cupboard, radiator, laminated flooring, ceiling coving and ceiling rose, and picture rail.

Re fitted Cloakroom wc
uPVC sealed unit double glazed window to rear, vanity unit housing the wash hand basin and wc, radiator, laminated flooring and ceiling coving.

L shaped Living Dining Room
Living area 14 11 x 11 11 4.54m x 3.63m
uPVC sealed unit double glazed window to the front aspect, radiator, Adam style fire surround housing living flame gas fire on marble hearth and backdrop, TV aerial point, radiator, spotlighting, laminated flooring, ceiling rose and open arch through to

Dining area 10 9 x 9 0 3.27m x 2.74m
uPVC sealed unit double glazed window to the front aspect, radiator, laminated flooring, ceiling rose and space for dining table.

Re fitted Rear Dining Kitchen 16 5 x 11 3 5.00m x 3.43m
Fitted with a good range of quality cashmere wall and base units incorporating granite effect laminated working surfaces, matching breakfast bar and tiled splashback. Single drainer stainless steel sink unit with mixer tap, integrated fridge, integrated freezer, integrated dishwasher, integrated washing machine and integrated tumble dryer. Fan assisted electric oven with induction hob and cooker hood over, space for a dining table, laminated flooring, wooden clad ceiling, uPVC sealed unit double glazed window to the rear aspect and uPVC sealed unit double glazed French doors opening out to the rear courtyard garden.

FIRST FLOOR

Landing
Loft access provided by a hatch with pull down ladders.

Bedroom 1 10 3 x 9 11 3.12m x 3.02m
uPVC sealed unit double glazed window to the rear aspect with open aspect views towards Kilton Thorpe, radiator, fully fitted wardrobes with dressing table inset and spotlighting.

Bedroom 2 12 6 x 11 10 3.81m x 3.60m
uPVC sealed unit double glazed window to the front aspect , radiator, ceiling coving, ceiling rose and fitted mirror fronted wardrobes.

Bedroom 3 10 2 x 7 2 3.10m x 2.18m
uPVC sealed unit double glazed window to the front aspect, radiator, laminated flooring, ceiling coving and ceiling rose.

Re fitted Bathroom Suite wc 10 5 x 5 0 3.17m x 1.52m
A fully grey ceramic tiled three piece white suite comprising of a panel bath with overhead shower and glazed shower screen, and a modern grey vanity unit housing the wash hand basin and wc with storage under. PVC clad ceiling, Karndean flooring, chrome heated towel rail, spotlighting, storage cupboard housing the gas central heating boiler and uPVC sealed unit double glazed window to the side aspect.

EXTERNALLY

Front Garden
Dwarf retaining wall with block paved front garden having shrubs and planting.

Side Drive Parking
Fully block paved for 2 3 cars leading to;

Detached Garage
Electric roller door, power, lighting and side courtesy door.

Private Rear Courtyard Garden
Traditional sandstone wall enclosed rear garden being mainly block paved with borders and therefore giving a real country courtyard feel, not overlooked to the rear and incredibly private and tranquil, with rear access gate, courtesy door to garage and uPVC rear entrance door leading to side drive.


To sum it up ...
The Garth in Brotton really is a splendid chance to acquire a fine family home particularly well suited for the growing family being competitively priced for a quick sale and of course viewing comes highly recommended.

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 gas, water 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 C

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.

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."