25, LING DALE, , LE7 3XW

***A LARGE, INDIVIDUALLY STYLED FOUR BEDROOM DETACHED FAMILY HOUSE WITH THREE RECEPTION ROOMS AND NO UPWARD CHAIN*** A most appealing modern FOUR BEDROOM detached family house which provides genuinely spacious accommodation on two storeys with gas fired central heating and upvc double glazing and occupies a secluded cul de sac position within this popular and conveniently placed village between and . VIEWING RECOMMENDED.

In brief the accommodation comprises: Canopy porch, Entrance porch, Hallway, Cloakroom with W.C, Study, Lounge 17'0 x 13'6, Dining room 11'3 x 11'3, Kitchen and Utility room. Landing, four good sized Bedrooms, Bathroom having white suite and separate W.C.

GUIDE PRICE £335,000

Call 01509 235534 for further information LOCATION The property is located at the end of Ling Dale opposite the play area within the centre of East Goscote which includes a number of local amenities including Parish Church, Broomfield Primary School, Convenience Store, public house and Beedles Lake Golf Course.

There are additional facilities at neighbouring , and and further road links to Ratcliffe College, the A46 Western Bypass/Fosseway, M1 Motorway at junctions 21a (southbound) and 22 (northbound), Airport at Castle Donington and both Fosse Park and Shopping Centres.

VIEWINGS & DIRECTIONS By arrangement through the Selling Agents, Andrew Granger & Co telephone 01509 235534.

From the centre of Leicester proceed via the A607 Melton Road continuing through Syston and Queniborough and on entering East Goscote turn left into Chestnut Way. At the 'T' junction turn right into Long Furrow and then take the fifth left hand turning into Ling Dale where the property is eventually situated on the left hand side, clearly identified bearing our For Sale board.

ACCOMMODATION

GROUND FLOOR

CANOPY PORCH

ENTRANCE PORCH Having tiled floor.

ENTRANCE HALL Wall mounted central heating thermostat, staircase to the first floor, double radiator.

CLOAKROOM Wash hand basin having tiled splashback, upvc double glazed window to the side elevation, double radiator.

W.C. Low level W.C. and upvc double glazed window to the side elevation.

STUDY 13'6 x 11'0 (4.11m x 3.35m) Low level W.C. and upvc double glazed window to the side elevation.

LOUNGE 17'0 x 13'6 (5.18m x 4.11m) Patio doors to the rear garden, upvc double glazed window to the side elevation, radiator

DINING ROOM 11'3 x 11'3 (3.43m x 3.43m) Wood block floor, upvc double glazed window to the rear elevation, radiator.

KITCHEN 12'0 x 9'0 (3.66m x 2.74m) Stainless steel one and a half bowl single drainer sink unit with mixer tap, light wood effect wall and floor cupboards incorporating drawer compartments with roll top work surfaces and tiled surrounds, gas cooker point, upvc double glazed window to the rear elevation, floor covering, radiator and understairs pantry cupboard.

UTILITY ROOM 9'9 x 5'6 (2.97m x 1.68m) Stainless steel single drainer sink unit with cupboard under, plumbing for an automatic washing machine, Glow worm gas fired boiler serving the hot water and central heating systems, upvc double glazed window to the rear elevation, floor covering, personal door to the garage.

FIRST FLOOR

LANDING Large built in airing cupboard housing the hot water cylinder and linen shelves, additional built in store cupboard, upvc double glazed windows to the front and side elevations, double radiator.

BEDROOM ONE 13'0 x 13'0 (3.96m x 3.96m) Built in double wardrobe with hanging space and cupboards over, pedestal wash hand basin with tiled splashback, upvc double glazed window to the front elevation, radiator.

BEDROOM TWO 13'0 x 11'0 (3.96m x 3.35m) Built in double wardrobe with hanging space and cupboards over, pedestal wash hand basin with tiled splashback, upvc double glazed window to the rear elevation, radiator.

BEDROOM THREE 11'0 x 9'6 (3.35m x 2.90m) Built in double wardrobe with hanging space and cupboards over, pedestal wash hand basin with tiled splashback, upvc double glazed window to the rear elevation, radiator. BEDROOM FOUR 9'9 x 8'3 (2.97m x 2.51m) Upvc double glazed window to the rear elevation, radiator.

BATHROOM Two piece suite in white comprising pedestal wash hand basin and panelled bath with Triton shower unit and shower screen, tiled walls, upvc double glazed window to the rear elevation, floor covering, chrome heated towel rail and radiator.

SEPARATE W.C. Two piece suite comprising low level W.C. and bracket wash hand basin having tiled splashback, upvc double glazed window to the side elevation, floor covering, radiator.

OUTSIDE Formal front garden laid to lawn and an adjacent tarmacadam driveway provides car parking and leads to an attached brick built garage.

Gated access to the enclosed rear garden including paved patio and lawn behind close boarded fencing and leylandii hedging.

NOTE The property will be sold with a right of way over the private roadway. The grant will be subject to a fair and reasonable contribution to repair and maintain the private roadway according to user.

RESTRICTIVE COVENANTS The property is sold subject to the usual Diocese restrictive covenants and details are available from the Selling Agents, Andrew Granger & Co, 44‐46 Forest Road, , LE11 3NP.

E P C Rating: 'D'

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 buyers to 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.

MONEY LAUNDERING To comply with The Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017 any successful purchaser/purchasers will be asked to provide proof of identity and we will therefore need to take copies of a passport/photo driving licence and a recent utility bill (not more than three months old). We will need this information before Solicitors are instructed.

MARKET 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 Survey Department on 01162 429933. LOCATION

Andrew Granger & Co is the trading name of Andrew Granger & Co Ltd. Registration No. 09298477. Registered office: Phoenix House, 52 High Street, Market Harborough, LE16 7AF. Andrew Granger & Co for themselves and 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. Contents, fixtures & fittings are excluded, unless specially mentioned within these sales particulars. 3. All measurements mentioned within these particulars are approximate. Photographs are also provided for guidance purposes only. 4. No person in the employment of Andrew Granger & Co 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. 5. Site plans and floor plans are for guidance purposes only and are not to scale and should not be relied upon as a statement of fact. If Ordnance Survey maps are provided, it has the permission of the controller of H.M.S.O. Crown Copyright reserved, Licence No. 100003828. 6. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.