57 Derby Street, Leek, Staffordshire, ST13 6HU Tel: 01538 373308 Email: [email protected] Web: www.grahamwatkins.co.uk

The Stables, Clough Head Farm, Ipstones, ST10 2LZ

An excellent opportunity to rent a two bedroom stone barn conversion situated in the rural village of Ipstones. Boasting sizeable living space, with fully fitted kitchen which has matching wall and base units and built-in electric oven. To the first floor are two good sized bedrooms, along with a fitted bathroom. Externally, the property offers ample off road parking and private gardens laid to lawns with fenced boundaries. NO PETS.

£450 Per Calendar Month (Subject To Contract)

Messres. Graham Watkins & Co. for themselves and for the vendor or lessor of this property whose agents they are, give notice that: 1. All statements do not constitute any part of, an offer of a contract; 2. All statements contained in these particulars as to this property are made without responsibility on the part of the Messrs. Graham Watkins & Co. or the vendor or lessor; 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact; 4. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statement contained in these particulars; 5. The vendor or lessor does not make or give also Messrs. Graham Watkins & Co., nor any person in their employment has any authority to make or give, any representatives or warranty whatsoever in relation to this property. Situation Master Bedroom 4.61m x 3.95m max (15'1" x Situated within the grounds of Clough Head Farm, in the 13'0" max) rural village of Ipstones. Local village amenities include UPVC double glazed window to front aspect with double shop, country store, public houses, and school. Close to radiator. commuting routes to the villages of Cheddleton; Froghall, and the towns of Leek and Cheadle. Directions From our Leek office take the A523 Ashbourne Road and proceed for approximately 4.5 miles; turning left at Bottom House crossroads onto Bottom Lane; continue for approximately 2 miles into the village. Turn left into Brookfields Road and left into the road leading to Clough Head Farm. Continue along this road turning right into the driveway signposted for Clough Head Farm. Entrance Porch With UPVC double glazed entrance door to front, UPVC double glazed window to side tiled floor. Bathroom 3.25m x 1.36m (10'8" x 4'6") Living Room 4.89m x 4.59m (16'1" x 15'1") With three piece bathroom suite comprising panelled bath Two UPVC double glazed windows to front and side with Triton Shower over, low flush W.C, pedestal wash aspects, stairs with under stairs storage, double radiator, hand basin, heated towel rail, two UPVC double glazed exposed beams and laminate floor. windows to side aspect, fully tiled walls and cushioned floor. Built in airing cupboard housing foam lagged hot water cylinder.

Kitchen 2.66m x 2.56m (8'9" x 8'5") Extensive range of fitted kitchen units comprising wall and base cupboards and drawers with full height larder Bedroom Two 2.71m x 2.49m (8'11" x 8'2") cupboard, electric oven, work surfaces, inset stainless UPVC double glazed window to side aspect with single steel sink unit and mixer tap. Four ring electric hob with radiator. extractor over. UPVC double glazed window to side, single radiator and laminated flooring.

Outside With gardens laid to lawns with parking for 2 vehicles. First Floor Landing UPVC double glazed window to side aspect with loft access. Services Water included. Electricity and Biomass boiler providing heating facilities. Viewings By prior arrangement through the Agent. Deposit Is typically equal to five weeks' rent but may vary. This will be held by a registered deposit scheme and shall be returned at the end of the tenancy, subject to deductions. Please note no interest is paid on the deposit. Measurements All measurements given are approximate and are 'maximum' measurements. Please Note The agent has not tested any apparatus, equipment, fixtures, fittings or services and cannot verify they are in working order or fit for their purpose, neither has the agent checked the legal documents to verify the freehold/ leasehold status of the property Energy Performance Certificate

The Stables, Ipstones, STOKE-ON-TRENT, ST10 2LZ Dwelling type: Semi-detached house Reference number: 0763-2803-7220-2200-7985 Date of assessment: 07 February 2020 Type of assessment: RdSAP, existing dwelling Date of certificate: 25 February 2020 Total floor area: 51 m² Use this document to: • Compare current ratings of properties to see which properties are more energy efficient • Find out how you can save energy and money by installing improvement measures Estimated energy costs of dwelling for 3 years: £ 3,153 Over 3 years you could save £ 1,488

Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting £ 129 over 3 years £ 129 over 3 years Heating £ 2,391 over 3 years £ 1,137 over 3 years You could Hot Water £ 633 over 3 years £ 399 over 3 years save £ 1,488 Totals £ 3,153 £ 1,665 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water and is not based on energy used by individual households. This excludes energy use for running appliances like TVs, computers and cookers, and electricity generated by microgeneration. Energy Efficiency Rating The graph shows the current energy efficiency of your home. The higher the rating the lower your fuel bills are likely to be. The potential rating shows the effect of undertaking the recommendations on page 3. The average energy efficiency rating for a dwelling in England and Wales is band D (rating 60). The EPC rating shown here is based on standard assumptions about occupancy and energy use and may not reflect how energy is consumed by individual occupants.

Top actions you can take to save money and make your home more efficient Typical savings Recommended measures Indicative cost over 3 years 1 Internal or external wall insulation £4,000 - £14,000 £ 1,074 2 Floor insulation (solid floor) £4,000 - £6,000 £ 192 3 Solar water heating £4,000 - £6,000 £ 222

See page 3 for a full list of recommendations for this property. To receive advice on what measures you can take to reduce your energy bills, visit www.simpleenergyadvice.org.uk or call freephone 0800 444202. The Green Deal may enable you to make your home warmer and cheaper to run.

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