23, NORTH WAY, HOUGHTON-ON-THE-HILL, , LE7 9HR OFFERS IN EXCESS OF £450,000 Situated within the heart of the highly desirable and Catherines Way proceeding along St Catherines Way sought after east Leicestershire village of Houghton on turning right into North Way. The property can be easily the Hill is this four bedroomed detached family home. identifiable by the Andrew Granger & Co for sale board.

The accommodation comprises of of entrance porch, ACCOMMODATION IN DETAIL entrance hallway, cloaks W.C, dual aspect sitting room GROUND FLOOR with French doors giving access to conservatory, open kitchen/diner giving access to conservatory, study/snug ENTRANCE PORCH and utility room. The first floor landing leads to the dual Upvc double glazed entrance door with side glazed aspect master bedroom with en‐suite shower room, panels, tiled floor, inner multi paned door with matching three further good sized bedrooms and modern family side panels leading to entrance hallway. bathroom with four piece suite. ENTRANCE HALLWAY To the front of the property is a block paved driveway Coved ceiling, radiator, double multi paned doors providing car standing leading to double garage, lawn leading into dining kitchen, under stairs storage area and flower borders with a variety of shrubs. cupboard, spindle balustrade with staircase rising to first floor landing, radiator. Enclosed gardens to rear with paved patio and steps GUEST CLOAKS/W.C down to lawn, flower borders and gated access to side. Wash basin with vanity storage, low flush W.C, single LOCATION glazed window. The property is located within the highly sought after STUDY/SNUG 8'3" x 7'6" (2.54m x 2.29m) east Leicestershire village of Houghton on the Hill, which Upvc double glazed multi paned windows front & side lies astride the A47 linking to Peterborough, aspect, radiator, built in book case and shelving. close to Market Harborough, with direct trains to London St Pancras. The village has a range of local LOUNGE 21'9" x 12'9" (6.63m x 3.89m) shops, local Co‐op store, public houses, garages, a Coved ceiling, radiator, built in bookcase, wall light reputable and popular primary school, leisure and points, exposed brick chimney breast & slate hearth with sporting clubs and a fine parish church. Both Leicester log burning stove, tv aerial point, multi paned double and Market Harborough offer shopping and glazed window to front & side aspect, Upvc multi paned supermarket facilities, with the M1 accessible at Junctions French door leading into conservatory. 20 or 21. The village is surrounded by attractive open countryside with many scenic walks, Water is DINING KITCHEN only a short drive away offering sailing, fishing and other leisure pursuits. KITCHEN AREA 11'3" x 11'1" (3.45m x 3.38m) Upvc multi paned window to rear elevation, fitted with a VIEWING & DIRECTIONAL NOTE range of wall and base level units with roll top work All viewings should be arranged through Andrew surface and tiled splashback, wine rack, double sink with Granger & Co 0116 2429922. drainer & mixer tap over, free standing Aga cooker, The property may be approached by proceeding display shelving, coving & spotlights to ceiling, stable eastbound via Road (A47), on entering the style door leading into lobby, wooden parquet flooring. village of Houghton on the Hill turn right into Deane Gate Drive, left into Linwal Avenue, right into St DINING AREA 13'1" x 10'9" (4.01m x 3.28m) Coved ceiling, radiator, Upvc multi paned French door leading into conservatory, wooden parquet flooring. LOBBY Walk in store, door leading into double garage, part glazed Upvc side entrance door leading to rear garden, door leading through to Utility Room.

UTILITY ROOM Fitted with a range of wall and base level units with work surface & ceramic tiled splashback, Belfast sink with taps, built in shelving, radiator, wall mounted gas boiler, plumbing for washing machine & space for tumble dryer.

CONSERVATORY 21'5" max x 9'8" (6.55m max x 2.95m) Upvc double glazed & brick construction, double French doors to rear & side aspect leading out to the rear garden, radiator, wall light points.

FIRST FLOOR

LANDING Radiator, coved ceiling, spindle balustrade, Upvc double glazed multi paned window to front elevation.

ATTIC/LOFT Attic space with pull‐down ladder, electric light and extensive built‐in shelving.

BEDROOM 1 14'7" x 12'9" into recess (4.45m x 3.89m into recess) Coved ceiling, radiator, fitted wardrobes with storage over, multi paned effect Upvc double glazed window to front elevation.

EN‐SUITE SHOWER ROOM Fitted with a three piece suite comprising of Shower cubicle, wash basin with in vanity storage, low flush W.C, display shelving, tiled surround, vanity mirror, extractor fan, coved ceiling, chrome ladder radiator, Upvc double glazed window to side elevation.

BEDROOM 2 11'5" x 10'11" (3.48m x 3.35m) Upvc double glazed multi paned window to front elevation, radiator, coved ceiling, built in wardrobe.

BEDROOM 3 10'7" x 10'5" (3.23m x 3.18m) Upvc double glazed multi paned window to rear elevation, radiator, coved ceiling, loft access.

BEDROOM 4 8'0" x 6'11" (2.46m x 2.13m) Upvc double glazed multi paned window to front elevation, radiator, coved ceiling.

FAMILY BATHROOM 9'4" x 8'3" max (2.87m x 2.54m max) Fitted with a four piece suite comprising of free standing bath with free standing mixer tap & hand held shower attachment, pedestal wash basin with vanity mirror and light, low flush W.C, open shower cubicle with shower over with hand held shower attachment, feature radiator, airing cupboard, Upvc double glazed multi paned window to side elevation, tiled surround & tiled floor.

OUTSIDE To the front of the property is a beautiful garden with lawned area and borders with mature shrubs, gated side access giving access to rear garden with large patio area, steps down to shaped lawn and flower borders with a variety of mature shrubs& trees, shed & outside water tap.

DOUBLE GARAGE Upvc double glazed multi paned window to rear elevation, Upvc double glazed door to side aspect, light & electric point, up and over door to front elevation.

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.

APPRASIALS & SURVEYS If you have a house to sell then we offer a Free Valuation, without obligation.

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.

ENERGY PERFORMANCE CERTIFICATE EPC RATING ‐ C FLOOR PLAN

Andrew Granger & Co is the trading name of Andrew Granger & Co Ltd. Registration No. 09298477. Registered office: Phoenix House, 52 High Street, Market Harborough, Leicestershire 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.