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" A spacious versatile Victorian residence arranged over three floors (plus cellar) together with a linked annexe which together offer enormous flexibility and opportunity - either as a large single family residence, or for dependent relative, associated business use, or separate rental income. Formerly it has been used as an art studio but we are given to understand that the whole property is rated as one residential unit for council tax purposes.

As might be expected, the accommodation retains considerable inherent character with cornices, centre ceiling mouldings, picture rails, panelled doors, Minton tiled floor and coloured figured glass arched windows. At the same time the specification is modern and the property has the benefit of two gas fired central heating systems. Complementing the house is a lovely secluded rear garden, full of specimen trees and flowering shrubs and having pedestrian access from Drewry Lane.

An internal inspection is essential and indeed recommended. In more detail it comprise the following:-

ENTRANCE HALL With Minton tiled floor, panelled entrance door with fan light glazing above, two arched figured and coloured glass feature windows, stairs off with scroll end newel post, double radiator, dado and picture rails, cornice to ceiling, access to cellar. ADDITIONAL ENTRANCE HALL PHOTOGRAPH SITTING ROOM 4.19m plus chimney recess x 4.88m into bay windo ( Having central heating radiators, corniced ceiling with centre ceiling rose, picture rail, half height cupboards and shelves to recesses. SUPERB DINING KITCHEN 5.56m x 3.63m

(plus chimney recess) (18'3' x 11'11 Having original marble fire surround, work surface with inset one and a half bowl stainless steel sink, integrated dishwasher beneath, range of base cupboards and drawer units, wall cupboards, cooking range with five ring hob and double oven, stainless steel chimney extractor above, double radiator, picture rail, corniced ceiling and centre ceiling rose, ample space for further appliances, double doors linking to:- ADDITIONAL KITCHEN DINER PHOTOGRAPH SUN LOGGIA Half glazed and in timber with plant shelves and door to garden.

The staircase in two flights leads to the First Floor landing, further arched figures and coloured glass window, dado rail and double radiator. BEDROOM ONE 3.91m x 4.52m to chimney reces (12'10' x 14'10' to To include a bank of three cupboards, one equipped as a wardrobe, the remainder enclosing a combination gas fired central heating boiler, original marble and cast iron fireplace, double radiator, picture rail and cornice. BEDROOM TWO 3.84m x 3.96m into chimney reces (12'7' x 13' into With fitted curtained wardrobes and linking storage cupboard under window, double radiator. STAIRS TO SECOND FLOOR LANDING REFITTED BATHROOM With modern white four piece suite comprising a sunken panelled bath with tiled surround, shower enclosure, low level wc, pedestal wash hand basin, airing cupboard, chrome ladder style towel rail and central heating radiator, mirrored double door, medicine cabinet, floor level dormer window. BEDROOM 4.55m x 2.69m

(not full width height) (14'11 x 8'1 Having a floor level dormer window to the front, Velux roof light, double radiator and exposed roof timbers. THE STUDIO With link door from the house hall as well as a separate front entrance door, has separate utilities, is mostly double glazed and gas central heating. ENTRANCE/DINING HALL 5.92m x 3.58m

(19'5' x 11'9') Having two central heating radiators and a two flight staircase off. LIVING ROOM With French door to garden flanked by window to either side, central heating radiator. SHOWER ROOM (FORMER KITCHEN) With a modern white suite comprising shower enclosure, pedestal wash hand basin and low level wc, chrome style ladder style towel rail/central heating radiator. REAR ENTRANCE UTILITY With plumbing for washing machine, low level wc, wash hand basin and original multi paned metal window. FIRST FLOOR LANDING BEDROOM 4.72m x 3.58m (15'6' x 11'9') Having windows to two elevations, central heating radiator, fitted cupboard enclosing central heating boiler. BATHROOM With modern white four piece suite including barrel fronted shower enclosure, central heating radiator and vanity shelf. BEDROOM 2.67m x 2.03m

(8'9' x 6'8') With central heating radiator. OUTSIDE To the front of the property is a double off road car parking space together with a small raised garden containing shrubs. The rear garden contains a large concrete terrace and patio behind the house and a mature garden which is very secluded laid out with lawn, flowering shrubs, specimen plants and trees, a vegetable area with a winding path. There is a pedestrian access within the rear boundary from Drewry Lane (if required). ADDITIONAL OUTSIDE PHOTOGRAH DIRECTIONS From the city centre ring road proceed to the bottom of Merlin Way and at the traffic island bear left onto Uttoxeter New Road. The property will be found on the left hand side after about 100 metres. TENURE Freehold, vacant possession upon completion. EPC RATING Band E Disclaimer These particulars, whilst we believe to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of presentation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person employed by this company has tested any included equipment and can give no authority to make any representation or warranty in respect of the property. "