UPLANDS,GAULBY ROAD, KINGS NORTON, LE7 9BA PRICE GUIDE £465,000 A highly individual and deceptively spacious 4 bedroomed detached Langton and Tur Langton, turning second left at Three Gates dormer bungalow backing onto a fine 18th century stone church following the signposts to Kings Norton. The property is located on situated within the picturesque and sought after south east the right hand side of Gaulby Road just after the church. village of Kings Norton. ACCOMMODATION IN DETAIL The well presented and versatile interior benefits from calor gas With the benefit of calor gas fired central heating with a recently fired central heating, UPVC double glazing and solar panels, and is replaced boiler, UPVC double glazing, and solar panels which not approached via a reception hall with multi paned glazed doors only assist with running costs, but also provide a feed‐in tariff with leading off to the principal reception rooms. The spacious through British Gas. lounge has a feature stone built fireplace with triple panel picture GROUND FLOOR windows incorporating a patio door overlooking the rear garden. A door leads through to a lobby with door to the garden and door ENTRANCE HALL through to a useful study. There are two further reception rooms UPVC double glazed entrance door with matching side screens, comprising a family room and dining room with bayed windows radiator, multi pane glazed doors leading off to the principal overlooking the rear garden, and the breakfast kitchen is fitted with reception rooms. oak fronted built‐in units and quality appliances. A superb conservatory has been added to the rear taking full advantage of the THROUGH LOUNGE 23'10" x 14'10" (7.26m x 4.52m) views over the gardens and historic church to the rear. There is also a Feature stone built fireplace with slate hearth and display plinths to utility room with a recently replaced gas fired boiler. either side, UPVC double glazed bayed window to front with deep display sill, triple panel UPVC double glazed window overlooking The master bedroom is located to the ground floor, being of good the gardens incorporating a sliding patio door, two radiators. size and fitted with an extensive range of built‐in wardrobes, with concealed double doors leading through to an en‐suite shower room. LOBBY 10'0" x 8'2" (3.05m x 2.49m) Bedroom 2 is served by an adjoining shower room. On the upper UPVC double glazed door leading out to garden, radiator, door floor off a central landing with built‐in airing cupboard are two through to further double bedrooms and modern bathroom/w.c. STUDY 12'9" x 8'2" (3.89m x 2.49m) The property occupies a particularly wide frontage with an "in and Built‐in wardrobe and cupboard, double glazed window to front and out" driveway providing off road parking for several cars, giving radiator. access to a double garage. The landscaped rear garden is mainly FAMILY ROOM 9'10" x 11'8" (3.00m x 3.56m) lawned with a crazy paved path and patio, beautifully stocked UPVC double glazed bayed window with deep display sill flower and shrub borders, ornamental pond with water feature and overlooking the rear garden, radiator, coved ceiling and T.V. aerial further sun terrace. socket.

LOCATION DINING ROOM 10'0" x 12'0" (3.05m x 3.66m) The picturesque village of Kings Norton is surrounded by some of UPVC double glazed bayed window with deep display sill, radiator, south east Leicestershire's most attractive open countryside, and has coved ceiling and wall light point. a fine historic church and many scenic walks. The nearby village of has a local shop, post office, public houses, doctor's surgery BREAKFAST KITCHEN 15'7" x 8'4" & 10'8" x 7'0" (4.75m x 2.54m & and sporting and leisure opportunities. More comprehensive 3.25m x 2.13m) shopping and supermarket facilities are available at Oadby, Fosse Modern range of oak fronted base and wall cupboards, glazed and Park, the city of and Market Harborough. For the commuter, leaded display cabinets, roll top working surfaces with tiled the M1 is accessible at junctions 20 or 21, and both Leicester and surrounds, Neff built‐in oven and grill, four ring gas hob unit, Market Harborough have mainline rail services to London St Pancras concealed extractor hood over, plumbing facilities for automatic with its Eurostar link. dishwasher, sink unit with central waste bowl and chrome mixer tap over, integral fridge, wide UPVC double glazed window overlooking VIEWINGS & DIRECTIONS the rear garden with church in the background, ceramic tiled Viewings should be arranged through the agents Andrew Granger & flooring, open plan to a breakfast area with radiator and UPVC Company on 01858‐431315. From Market Harborough, proceed double glazed sliding patio door leading through to northbound via Leicester Road, continuing over the A6 roundabout onto the B6057 Melton Road, passing through the villages of Church CONSERVATORY Built of UPVC double glazed construction above a plinth of facing brick, double glazed French doors leading out to the gardens, ceiling rotary fan, tiled floor, lovely views over the garden. UTILITY ROOM 10'4" x 5'3" average (3.15m x 1.60m average) With working surface, double wall cupboard, radiator, plumbing facilities for washing machine and dryer, recently replaced Worcester Calor gas fired boiler, double glazed window and side door out.

MASTER BEDROOM 14'2" x 12'6" (4.32m x 3.81m) UPVC double glazed bayed window to front with deep display sill, extensive range of built‐in wardrobes, cupboards, drawers and dresser, bedhead with bedside cabinets, radiator, mirror fronted doors leading through to

EN‐SUITE SHOWER ROOM Fully tiled walls, shower unit with glazed door, pedestal wash hand basin, low flush w.c., electric shaver socket, heated towel rail and fan. BEDROOM 2 12'0" x 9'2" (3.66m x 2.79m) Recessed wardrobe, double glazed window to front and radiator.

SHOWER ROOM/W.C. 8'3" x 6'0" (2.51m x 1.83m) Superb white suite comprising large shower cubicle with glazed sliding door, wash hand basin within cabinet surround, electric shaver socket, low flush w.c., fully tiled walls, tall heated towel radiator, extractor fan and ceiling spotlights.

FIRST FLOOR LANDING 8'6" x 5'4" max (2.59m x 1.63m max) Built‐in double airing cupboard, further cupboard.

BEDROOM 3 12'6" x 8'6" (3.81m x 2.59m) Built‐in wardrobes with mirror fronted doors, built‐in dresser with drawers, shelving, double glazed window to rear.

BEDROOM 4 17'6" x 10'2" (5.33m x 3.10m) Double glazed window to front, range of built‐in wardrobes, dresser, cupboards, drawers and radiator.

BATHROOM 10'9" x 5'9" (3.28m x 1.75m) Coloured suite comprising panelled bath, electric shower unit over, fitted rail and curtain, wash hand basin, low flush w.c., half tiled walls, radiator and double glazed skylight. OUTSIDE Landscaped front garden with in and out driveway providing off road parking for several cars, walled frontage, gravelled insets laid for ease of maintenance. The Calor gas tank is located below ground to the front of the property.

DOUBLE GARAGE 17'6" x 17'10" max (5.33m x 5.44m max) Two up and over doors to front, power and lighting, side personal door.

Attractive rear garden enjoying views of the church, crazy paved pathways and patio, lawned area, beautifully stocked flower and shrub borders, rockery, ornamental pond with water feature, further sun terrace, fenced boundaries, outside lighting and cold water tap points to the front and rear of the property..

FIXTURES & FITTINGS Fixtures and fittings mentioned in these particulars are included in the sale ‐ all other items regarded as owners fixtures and fittings may be removed. EPC and Solar Panels The EPC Rating is D. Solar panels have been recently installed to the rear pitch of the roof, which not only assist with running costs, but also provides an income, which last year amounted to £629 in total. Further information form the vendors.

COUNCIL TAX Council Tax Band G ‐ For further information contact Council 01858 828282

STAMP DUTY Note To Buyer: Stamp Duty Land Tax Rate Up to £125,000: Zero. The next £125,000 (the portion from £125,001 to £250,000): 2%. The next £675,000 (the portion from £250,001 to £925,000): 5%. The next £575,000 (the portion from £925,001 to £1.5 million): 10%. The remaining amount (the portion above £1.5 million): 12%. A further 3% will be payable on the whole amount if this is an additional property to one that you already own. For properties costing up to £500,000, first time buyers will pay no stamp duty on the first £300,000. MONEY LAUNDERING To comply with The Money Laundering Regulations 2007, any successful purchaser/purchasers will be asked to provide proof of identity and we will therefore need to take copies of a passport/driving licence and a recent utility bill (not more than three months old). This information is required prior to Solicitors being instructed. 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, 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.