69 Derby Street, Leek, Staffordshire, ST13 6JL T: 01538 373308 F: 01538 399653 [email protected] www.grahamwatkins.co.uk

Blow O' Er ' Em Farm, Onecote, ST13 7RG

A well presented traditional stone and tiled detached farmhouse located a picturesque rural situation just outside the village of Onecote. With new carpets; new UPVC double glazing and redecorated throughout this property offers easy and modern living accommodation. With off road parking for a few vehicles and an enclosed lawned garden taking in countryside views. Use of some outbuildings is included. An option to rent a 1.5 acre paddock at additional cost; or possibly more land by negotiation.

£750 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 The property is situated in a rural location on the outskirts of the pretty village of Onecote close to the market town of Leek. Directions From our Derby Street office take the A523 Ashbourne Road out of Leek and continue on this road round Lowe Hill bend and towards the village of Bradnop; after approximately 1.5 miles please take the left hand turning for Bradnop onto School Lane; continue on this Lounge 3.965 x 3.701 (13'0" x 12'2") road through the village and straight on at the With new fully fitted carpet; UPVC double cross roads; the road changes into Douse Lane, glazed window to the front aspect; a brick climbing the hill to reach the junction at the built fireplace with tiled hearth and wooden top of Morridge. Go straight over at this dog mantelpiece; allowing space for an electric fire legged cross roads and continue along Douse if preferred; radiator; electrical points; aerial lane to it's junction in the centre of Onecote. point; BT phone point; Ceiling light point in Turn left onto the B5053. The property will beam ceiling & smoke detector. Useful store cupboard off also houses the oil Accommodation Comprises boiler. A UPVC entrance door leading into: - Kitchen 4.572 x 3.303 (15'0" x 10'10") Benefitting from a fully tiled floor; with UPVC double glazed windows to both front and rear aspects; the suite comprises a good range of base units with "formica" work surfaces over and tiled splash-backs; inset composite sink and drainer unit with mixer tap; built in "Prima" double electric oven; electric hob with extractor hood over; plumbing for an automatic washing machine; a range of matching wall units; radiator; electrical points; aerial point and ceiling light point.

First Floor Enclosed staircase with fully fitted carpet and banister rail leading to: - Landing With fully fitted carpet; UPVC double glazed window to the rear aspect; electrical point; ceiling light point and smoke detector. Bedroom One 3.853 x 3.572 (12'8" x 11'9") With new fully fitted carpet; UPVC double glazed window to the front aspect; radiator; electrical points and ceiling light point.

Shower Room Benefitting from a vinyl floor; with UPVC double glazed window to the rear aspect; the suite comprises an enclosed corner shower cubicle; pedestal wash hand basin; low flush W.C.; extractor fan and ceiling light point.

Bedroom Two 3.245 x 2.802 (10'8" x 9'2") With new fully fitted carpet; UPVC double glazed window to the front aspect; radiator; electrical points; ceiling light point & loft access.

Outside To the front is an enclosed walled garden mainly laid to lawn with shrub bedded borders. Parking in the yard for a couple of vehicles. Some outbuildings adjacent to the house only are part of the letting. Note the other side of the yard the main shed belongs to the farmer and access should be allowed to the field. access. Log Store/Coal House 2.758 x 2.199 (9'1" x 7'3") Of stone and tile construction with concrete floor and lighting. Services We believe all mains services are connected and the property is on oil fired central heating. Viewings Garden By prior arrangement through the Agent. Tenancy Charges Tenancy Application Fee:£50 per applicant payable at the time of applying. Please note that this charge does not secure the property to you and you should not consider the application successful until you are specifically informed that it is by ourselves. Until this point the property will remain available and viewings will continue to take place. Tenancy Administration Fee:£60 is payable Shippon 10.986 x 4.671 (36'1" x 15'4") upon successful application to cover the With concrete floor; tiled roof and cubicles; administration costs involved in tenancy set stable door access. up. This fee along with the specified deposit are to be paid within 7 working days of Deposit Is typically equal to one month rent plus £100.00 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. Wayleaves The property is let subject to and with the benefits of all rights, including rights of way, Shippon 5.389 x 3.359 (17'8" x 11'0") whether public or private, light, support, With concrete floor; flat roof; sliding door drainage, water and electricity supplies and other rights and obligations, easements, quasieasements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains and water, whether or not referred to in these stipulations, the particulars or special conditions of lease. Websites www.grahamwatkins.co.uk; www.rightmove.co.uk; www.zoopla.co.uk; www.primelocation.co.uk; www.onthemarket.com Energy Performance Certificate

Blow Oer EM, Onecote Dwelling type: Detached house LEEK Date of assessment: 26 April 2010 ST13 7RG Date of certificate: 28 April 2010 Reference number: 8807-8267-9529-6926-3403 Type of assessment: RdSAP, existing dwelling Total floor area: 58 m² This home's performance is rated in terms of energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO 2 ) emissions.

Energy Efficiency Rating Environmental Impact (CO 2 ) Rating Current Potential Current Potential

Very energy efficient - lower running costs Very environmentally friendly - lower CO2 emissions

(92 plus) (92 plus)

(81-91) (81-91)

(69-80) (69-80)

(55-68) (55-68)

(39-54) (39-54)

(21-38) (21-38)

(1-20) (1-20)

Not energy efficient - higher running costs Not environmentally friendly - higher CO 2 emissions EU Directive EU Directive England & Wales 2002/91/EC England & Wales 2002/91/EC The energy efficiency rating is a measure of the The environmental impact rating is a measure of a overall efficiency of a home. The higher the rating home's impact on the environment in terms of the more energy efficient the home is and the carbon dioxide (CO2 ) emissions. The higher the lower the fuel bills are likely to be. rating the less impact it has on the environment.

Estimated energy use, carbon dioxide (CO2 ) emissions and fuel costs of this home

Current Potential Energy use 478 kWh/m² per year 471 kWh/m² per year Carbon dioxide emissions 5.9 tonnes per year 5.8 tonnes per year Lighting £53 per year £30 per year Heating £773 per year £780 per year Hot water £117 per year £117 per year The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and carbon emissions of one home with another. To enable this comparison the figures have been calculated using standardised running conditions (heating periods, room temperatures, etc.) that are the same for all homes, consequently they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice. The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs associated with service, maintenance or safety inspections. Always check the certificate date because fuel prices can change over time and energy saving recommendations will evolve. To see how this home can achieve its potential rating please see the recommended measures.

Remember to look for the energy saving recommended logo when buying energy-efficient products. It’s a quick and easy way to identify the most energy-efficient products on the market. This EPC and recommendations report may be given to the Energy Saving Trust to provide you with information on improving your dwelling’s energy performance.

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