Blackbirds Melbourne Road, Newbold , , Offers Over £400,000 , LE67 8JT 01530 838338 sinclairestateagents.co.uk Property at a glance

• Versatile Bedrooms / Reception • En-Suite & Family Bathroom Rooms • Spacious 22'9" Lounge / Diner • Separate Dining/Family Room

• Council Tax Band*: • Superb Breakfast Kitchen & Utility • Price: £400,000• Dbl Garage, Landscaped Garden

Overview ** A BRAND NEW HIGH SPECIFICATION FAMILY HOME IN A QUIET DEVELOPMENT OF ONLY THREE SIMILAR HOMES SITUATED ON THE EDGE OF THIS SOUGHT AFTER VILLAGE. HELP TO BUY &/OR PART EXCHANGE AVAILABLE. ** The spacious home offers a flexible range of accommodation featuring oak internal doors and balustrades, oak floor finishes, double garage and landscaped garden. The accommodation briefly includes feature porch, reception hall with mezzanine gallery, guest cloakroom/Wc, separate dining/family room, a 22'9" living room with feature fireplace and bay window to side, superb fitted dining kitchen and utility room. The first floor offers four bedrooms with master en-suite having potential for an adjacent dressing room. A family bathroom concludes the first floor whilst two further rooms occupy the second floor, which could be utilised as further bedrooms or reception rooms i.e. study, play room or additional family room. Externally the garden has been landscaped to include an extensive stone patio, double garage and ample parking. HIGHLY RECOMMENDED. EPC RATING B. Location** Newbold Coleorton is a sought-after village boasting a primary school, local pub restaurant and village park/amenity area. The village is adjoined by the ‘New Nature Reserve’, a 48 acre site within the National Forest and a very pleasant place for a leisurely walk amongst the wildlife. Newbold is centrally placed for the towns of Coalville, Ashby-de-la-Zouch and Loughborough together with the cities of Leicester, Derby and Nottingham as well as the A/M42 and M1 motorways. Nearest Airport: East Midlands (7.2 miles). Nearest Train Station: Loughborough (11.3 miles). Nearest Town/City: Ashby-de-la-Zouch (3.9 miles). Nearest Motorway Access: M1 (J23) A/M42 (J13)

** Distances have been taken from Google maps and are shown as shortest distance by road. These should be taken as approximate figures.

Blackbirds Melbourne Road, Newbold Coleorton, Coalville, Leicestershire, LE67 8JT Detailed Accommodation ACCOMMODATION Utility Room The accommodation enjoys the benefits of a 10 Year NHBC Guarantee, Air 7'2" x 6'10" (2.18m x 2.08m) Source Heat Pump central heating with underfloor heating to the ground floor With full width worksurface, stainless steel sink unit, double wall cupboard, tiled and radiators to the first and second floors, oak internal doors, balustrades and floor and uPVC double glazed external door. floor finishes to three of the ground floor rooms, wiring for Sky, TV aerials and amplifier together with a BT installed cable for Wifi connection. FIRST FLOOR GROUND FLOOR Gallery Landing With two uPVC double glazed windows, radiator and tank cupboard. Feature Open Porch With composite front door to the hall. Bedroom One 11'3" widening to 12'8" x 13'10" (3.43m widening to 3.86m x 4.22m) Reception Hall With uPVC double glazed window to side and radiator. With mezzanine gallery, oak floor finish, two uPVC double glazed windows, control pad for alarm system and cupboard beneath staircase. En-Suite Shower Room With white suite having chrome finished fittings comprising corner tiled shower Guest Cloakroom cabinet (drencher and hand held units) pedestal wash hand basin, tiled With white suite having chrome finished fittings comprising pedestal wash splashback, low level Wc, inset downlight and chromium finished heated towel hand basin, low level Wc, oak floor finish, extractor fan and inset downlight. rail/radiator. Dining/Family Room Bedroom 11'4" x 8'10" (3.45m x 2.69m) 8'10" widening to 12'11" x 8'7" (2.69m widening to 3.94m x 2.62m) With oak floor finish and uPVC double glazed windows to front and side. With uPVC double glazed window to front, radiator and wardrobe recess. Excellent Through Lounge Bedroom 12'9" widening to 14'8" x 22'9" (3.89m widening to 4.47m x 6.93m) 9'0" x 11'4" (2.74m x 3.45m) Having a feature open fireplace with oak mantel, uPVC double glazed bay With uPVC double glazed window to front and radiator. window to side and uPVC double glazed windows to front and rear. Bedroom Breakfast Room/Kitchen 8'11" x 11'1" (2.72m x 3.38m) 15'0" x 12'8" (4.57m x 3.86m) With uPVC double glazed window to rear and radiator. Inclusive of the superb range of base and wall cupboards, composite work surfaces with inset twin stainless steel bowls, built-in double oven, five ring Family Bathroom hob, filtration hood, dishwasher, fridge/freezer, inset downlights, tiled floor and With white suite having chrome finished fittings comprising panelled bath with uPVC double glazed windows to side and rear. shower over having drencher and hand held units, pedestal wash hand basin, tiled splashbacks, low level Wc, inset downlights and chromium heated towel rail/radiator. SECOND FLOOR

Blackbirds Melbourne Road, Newbold Coleorton, Coalville, Leicestershire, LE67 8JT Landing With open balustrades. Bedroom / Reception Room 12'9" x 12'5" (3.89m x 3.78m) With uPVC double glazed window to side, double glazed skylight to rear, inset downlights and access to eaves storage. Bedroom / Reception Room 12'11" x 12'5" (3.94m x 3.78m) With uPVC double glazed window to side, double glazed skylight to rear, inset downlights and access to eaves storage. OUTSIDE Double Garage 18'8" x 18'2" (5.69m x 5.54m) With two up-and-over entrance doors, side personal door, light, power and pitched roof. It is approached by a tarmacadam driveway and there is also a good sized PARKING AREA to the side of the house. Rear Garden With extensive natural stone patio, water point, light, planters, brick retaining wall to border with newly planted trees. side garden with natural stone patio and being mainly lawned with borders. Side Garden With natural stone patio and being mainly lawned with borders. Front Garden With newly planted borders and tarmacadamed area.

N.B. Only part of the tarmacadamed area to the front of the house forms part of the freehold property. As is standard practice, the top coat of tarmacadam will be applied in approximately six months. Note To Buyers The access to the site is along a declassified public highway off Melbourne Road. A Statutory Declaration and Indemnity Insurance policy are in place in respect of this access.

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Special Note To Buyers Sinclair Estate Agents have not tested any of the services or installations mentioned in these "For Sale" particulars and cannot provide any guarantee or warranty of their condition. Interested parties should make investigations to confirm the existence/condition of such services/installations to their own satisfaction. * Council Tax Band correct at the time of instruction. Taken from Directgov.uk ** All distances have been taken from Google maps and must be taken as approximate.

Photographs Photographs are reproduced for general information and it must not be inferred that any item is included for sale with the property.

Money Laundering Under the protecting Against Money Laundering and then Proceeds of Crime Act 2002, we must point out that any successful purchasers who are proceeding with a purchase will be asked for identification i.e passport, These particulars do not constitute any part of an offer or contract and although driving licence etc and also for proof of current address i.e recent bill or bank statement. This evidence will be every effort is made to make them accurate, should not be relied upon as required prior to solicitors being instructed in the purchase or sale of a property. statements or representations of fact. Neither the vendor nor Sinclair has any authority to make or give any warranty whatsoever in relation to this property. Tenure Intending purchasers must satisfy themselves of the accuracy of all We are advised by the vendor(s) that the premises are Freehold measurements and the function of all appliances and installations

Thinking of Selling? For a free valuation of your property with no obligation call Sinclair Coalville on 01530 838338

3 Belvoir Road, Coalville, Leicestershire, LE67 3PD Sinclair Estate Agents Ltd Registered number: 5459388 and Sinclair Estate Agents (Coalville) Ltd Registered number: Tel: 01530 838338 5832142. Both registered in England. Registered office: Etham House, 6 Forest Road, Loughborough, Leicestershire. LE11 3NP. Sinclair Estate Agents are members of the TPO scheme and subscribe to the TPO code of practrice. Email: [email protected]