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" **PART EXCHANGE CONSIDERED**An executive detached four bedroomed family home, built to a particularly high specification of deceptive proportions, within a delightful mature position on the fringes of the popular village location of Ratby. The property has the benefit of a NHBC Insurance Guarantee, a Building Control Completion Certificate together with Gas, Air and Electrical Safety Certificates. The spacious accommodation briefly comprises: Entrance hall, lounge, study, dining room, breakfast kitchen, utility room, cloaks/w.c., understairs cupboard. First floor: Master with en-suite bathroom, three further bedrooms, family bathroom. Outside: Detached double garage, off-road parking. EPC B.

LOCATION This executive newly built property is situated within the heart of the popular and well established area of Ratby which lies some five miles north west of the centre of Leicester and has a range of local shops, parish church, schools, bus services and recreational facilities.
The natural beauty of woodland and open countryside lies just beyond the village at the edge of the National Forest, and Bradgate Park is nearby.
For the commuter the nearby western bypass provides access to Jct 21A of the M1 which intersects with the M69 and Leicester has rail servivces to London St Pancras Internat VIEWINGS & DIRECTIONAL NOTE All viewings should be arranged through Andrew Granger & Company 0116 242 9922.
From Leicester the property may be approached by proceeding in a north westerly direction along Groby Road (A50), passing through Glenfield and turning left at the western bypass roundabout as signposted to Ratby and Groby.
Take a left hand turn into Sacheverell Way, signposted for Ratby, when approaching Ratby continue ahead at the mini roundabout into the village of Ratby (Groby Road) where the property is located on the right hand side easily identifiable by the Andrew Granger & Company 'For Sale' board. ACCOMMODATION IN DETAIL An executive detached four bedroomed family home in a delightful mature position in the heart of the village of Ratby built by local reputable builder, Corlett Homes. The property has the benefit of a NHBC Insurance Guarantee, a Building Control Completion Certificate together with Gas, Air and Electrical Safety Certificates, four Zone underfloor heating downstairs, security alarm system, UPVC Georgian style windows, stainless steel electrical fittings to the ground floor and ample off-road parking in a delightful mature setting close to the heart of the village. GROUND FLOOR ENTRANCE HALL Via a traditionally styled UPVC entrance door, with inner multi paned door, ceramic tile flooring, mains back up smoke detector, under floor heating, useful understairs cupboard, stairs rising to first floor. CLOAKS/W.C Comprising low flush w.c., pedestal wash hand basin, chrome ladder style radiator, ceramic tiled floor with under floor heating, ceramic half tiles walls. SITTING ROOM 5.49m(18'0'') into x 3.43m(11'3'') With UPVC double glazed square bay window to front elevation overlooking the front gardens with window to side elevation, under floor heating, tv aeiral point, telephone point, wall light points. STUDY 2.51m(8'3'') x 2.44m(8'0'') With UPVC double glazed window to front elevation, under floor heating. BREAKFAST KITCHEN/DINING KITCHEN AREA 3.45m(11'4'') x 3.91m(12'10'') Comprising a range of white high gloss base and wall mounted cupboards with black granite work surface over, integrated Neff stainless steel double fan assisted oven, Neff stainless steel five ring gas hob with stainless steel canopy extractor over, integrated fridge/freezer and dishwasher, stainless steel one and a half bowl sink with mixer tap over, cearmic tiled floor with under floor heating. DINING AREA 3.81m(12'6'') x 2.92m(9'7'') With UPVC double glazed multi-paned French doors with matching side screens giving access to the rear gardens, UPVC double glazed window to side elevation, ceramic tiled floor with under floor heating. UTILITY ROOM 1.55m(5'1'') x 2.72m(8'11'') With high gloss base and wall mounted cupboards with oak block work surface over, stainless steel sink and drained unit with mixer tap over, UPVC double half glazed door to rear elevation, ceramic tiled flooring with under floor heating, wall mounted gas boiler. FIRST FLOOR LANDING Via dog leg stairs with UPVC double glazed window to side elevation, radiator, mains back up smoke detector, loft access with florescent strip light, airing cupboard housing hot water cylinder tank. MASTER BEDROOM 4.75m(15'7'') max x 3.84m(12'7'') With UPVC multi-paned double glazed window to front elevation, radiator with thermostat, telephone point, tv aerial point, wall light points. EN-SUITE SHOWER ROOM Comprising low flush w.c., pedestal wash hand basin, shower cubicle with tiling to ceiling height , UPVC double glazed window to side elevation, crome heated towel rail. BEDROOM TWO 3.73m(12'3'') x 3.45m(11'4'') With UPVC double glazed window rear elevation, radiator. BEDROOM THREE 3.84m(12'7'') x 2.95m(9'8'') With UPVC double glazed window rear elevation, radiator. BEDROOM FOUR 3.66m(12'0'') x 2.51m(8'3'') With UPVC double glazed window front elevation, radiator. FAMILY BATHROOM Comprising low flush w.c., pedestal wash hand basin with tiled splash back and vanity light, panelled bath with tile surround, chrome ladder effect towel radiator, shower cubicle with tile surround, UPVC double glazed window to side elevation. OUTSIDE The property is approached via a gated access with a shared driveway for the two dwellings, driveway leading to block-paved ample car standing.
Outside lights fitted with front lights and four rear/side sensor-operated lights.
To the front of the property there is a gravelled path leading to front entrance door, gated side access to rear gardens, outside tap, block paved car standing leading to: REAR OF THE PROPERTY DETACHED DOUBLE GARAGE With two up and over doors, three sensor operated security spotlights. CONDITIONS OF SALE The Purchaser will
* Agree not to erect any further dwellings on the land (restricted to the existing house only).
* Agree not to use the house as a house of multiple occupation (as defined on the Housing Act 2004, a lodger does not constitute multiple occupation.
* Agree no other sturcture whether temporary or permanent shall be made without consent which shall not be unreasonably held, except no consent is required for a garden shed, greenhouses and conservatories.
These conditions are outside the control of Corlett Homes Ltd and therefore no negotiations can take place.
PURCHASING CONDITIONS Offers will be accepted with a non refundable deposit of ?1,000 to reserve the property for a period of five weeks from date of the offer. PURCHASING PROCEDURE If you are interested in any of our properties then you should contact our offices at the earliest opportunity. We offer Independent Financial Advice and as part of our service we will ask our Mortgage Adviser to contact all potential purchasers and establish how they intend to fund their purchase.
If you are a cash purchaser then we will need confirmation of the availability of your funds.
Your home is at risk if you do not keep up re-payments on a mortgage or other loan secured on it.
APPRAISALS If you have a house to sell then we offer a Free Valuation, without obligation. SURVEYS Andrew Granger & Co undertake all types of Valuations including R.I.C.S. Homebuyer Survey and Valuation Reports, Valuations for probate, capital gains and inheritance tax purposes and Insurance Valuations. For further information contact our Surveying Department on 0116 242 9933. AGENTS NOTICE
Andrew Granger & Co LLP for themselves and for the vendors / lessors of this property whose agents they are give notice that:-
1.Prospective purchasers / tenants should note that no statement in these details is to be relied upon as representation of fact and prospective purchasers / tenants should satisfy themselves by inspection or otherwise as to the accuracy of the statements contained. These particulars do not form part of any contract.
2.Please note that no appliances, services or installations have been tested and no guarantee as to condition or suitability is confirmed or implied. Prospective purchasers / tenants are advised to obtain verification from their surveyor or solicitor.
3.All measurements mentioned within these particulars are approximate.
No person in the employment of Andrew Granger & Co LLP has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars nor enter into any contract relating to the property on behalf of the vendors / lessors.
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