St. Margarets Way, TS12 2UE

DRAFT PARTICULARS We are delighted to offer this three-bedroom semi-detached family home which has been meticulously designed, with some ground floor re-configurement to captivate potential buyers seeking both comfort and character.

With many recent upgrades including; a regularly serviced central heating boiler, a modern fully fitted Kitchen with integrated appliances, a further Sitting Room / Home Office (formerly with garage) which offers versatile accommodation, a delightful rear modern Conservatory with glazed roof and re-fitted luxury Bathroom suite, this property is ready to move into and offers an ideal first or second time family home, within a modern and very popular development.

Brotton, a charming small village, is perfectly situated between the breath-taking North Yorkshire Moors and the picturesque East Cleveland coastline.

Conveniently located, all the local amenities, including a small supermarket, chemist, hair salon, butchers, and public house are within a couple of minutes' walk.

For those in need of a wider range of shopping facilities and amenities, the nearby Asda superstore and retail park offer everything you need.

Additionally, the market town of Guisborough and the seaside town of Saltburn by the Sea are easily accessible by car.

The surrounding area offers a wide range of excellent schools catering to students from nursery age to further education colleges.

Commuters will appreciate the close proximity to the industrial centre of Teesside, accessible via the A174 or rail connections from Saltburn ACCOMMODATION GROUND FLOOR Entrance Vestibule 1.05m (3'5") x 0.82m (2'8") Composite entrance door, further door leading to:- Living Room 4.30m (14'11") x 3.01m (9'9") uPVC window to the front aspect, radiator, staircase to the first floor with access to the sitting room / playroom / bedroom (part of the former garage), arch to :- Dining Area 2.52m (8'3") x 2.43m (8'0") uPVC patio doors to rear conservatory, radiator and door to:- Re-fitted Kitchen 2.95m (9'3'") x 2.68m (7'9") Stunning light and airy kitchen with light cream wooden fronted wall and base units with laminate work surfaces and tiled splashbacks, integrated appliances including; fan assisted double electric oven, four ring gas hob and overhead extractor hood, tile effect floor, composite sink unit with mixer tap, uPVC window to rear garden aspect.

Home Office / Study 4.66m x 2.31m 15'3" x 7'6" Formerly the garage was reconfigured, offering a fantastic additional reception room or guest bedroom, with window to front aspect, a built-in storage cupboard and radiator.

Rear Conservatory 3.74m x 2.47m 12'3" x 8'11" With part-glazed windows and a wall beneath, uPVC double-glazed windows to rear garden with matching French doors, laminate flooring, a radiator, and a glazed roof.

FIRST FLOOR Landing With airing cupboard, uPVC window to side aspect, radiator loft hatch providing access to the loft space.

Bedroom 1 3.71m (12'2") x 2.91m (9'6") uPVC window to front, radiator and maple-fronted fitted wardrobes.

Bedroom 2 2.92m (9'6") x 2.74m (9'0") uPVC window to rear aspect, radiator, built-in wardrobes with an overhead storage recess and fitted cupboards.

Bedroom 3 2.59m (8'05") x 2.59m (8'05") uPVC window to front and radiator.

Bathroom/wc Recently modernised and updated, this offering features a luxury three piece bathroom suite in white with a panelled bath and shower over with glazed screen.

It includes a side-by-side integrated vanity wash hand basin and a push-button WC, both with vanity tops, cupboards underneath, and matching over head storage cupboards.

A chrome heated towel radiator, fully tiled décor, panelled ceiling with spotlighting and uPVC window to rear aspect.

EXTERNALLY Front Garden Well established and low maintenance front garden offering off street parking for 3/4 vehicles.

Rear Garden Delightfully private thanks to the well thought privacy planting, the rear garden enjoys a sunny aspect with a patio area, established hedging, a gate to the side, and a lawn area with stepping stones leading to the bottom of the garden.

EXTRAS: All fitted carpets as described are to be included in the sale VIEWING ARRANGEMENTS: Strictly by Appointment with the Sole Agent.

TENURE: Freehold SERVICES: Mains water, gas and electricity are connected. None of these services have been tested by the Agent. LOCAL AUTHORITY: Redcar and Cleveland Borough Council.

COUNCIL TAX ASSESSMENT: We are advised that the property is a Band C EPC: Please ask at our branch for a copy.

AGENTS NOTES: The photographs and information regarding this property is the copyright of Leapfrog Lettings & Sales.

All measurements are approximate and have been taken using a laser tape measure therefore, may be subject to a small margin of error.

These particulars are believed to be correct and have been verified by or on behalf of the Vendor.

However, any interested party will satisfy themselves as to their accuracy and as to any other matter regarding the Property or its location or proximity to other features or facilities which is of specific importance to them.

Distances and areas are only approximate and unless otherwise stated fixtures contents and fittings are not included in the sale.

Prospective purchasers are always advised to commission a full inspection and structural survey of the Property before deciding to proceed with a purchase.

DATA PROTECTION AND PRIVACY POLICY Names, address, telephone number and email address will be taken for mailing list registration, viewing appointments or when making an offer to purchase and will not be used or passed on for any other marketing purposes.

HOW TO SPEED UP YOUR PROPERTY SALE ... Here at Leapfrog, we always strive to provide the very best service and information for all our clients, whether selling, renting or buying.

We work hard to keep one step ahead of the competition and our goal for home sellers and buyers alike, is to reduce the time it takes for a sale to proceed to a speedy completion.

We provide our sellers and potential buyers with important property information from the onset, resulting in fewer sales falling through.

WHAT IS A 'BUYER'S MARKETING PACK?' The Government and National Trading Standards require that more material information needs to be provided to potential buyers upfront.

Getting our 'Buyer Information Pack' ready right at the start of marketing, means we have the ability to share this with any potential purchasers as early as at the initial viewing stage.

We can then provide this to a surveyor, respective solicitors involved in the sale and potentially reduce any delays with a sale. What does a 'Buyer Information Pack' contain?

Our Buyer Information Pack is packed with information on the property that will help secure a serious and committed buyer.

Here's what it contains: Marketing Information Property Brochure (including photos, property description, square footage, £ per sq foot, whole plot size, local authority, council tax band and cost, tenure, estate fees, if lease the length, ground rent, maintenance fees and what's included) - supplied by Leapfrog Floor plan - supplied by Leapfrog Location map - supplied by Leapfrog Material Information Sheet (all estate agents have a legal duty to have this available before a viewing is booked) - Council Tax, Tenure, Physical characteristics of the property, Property type, Material type/materials used in construction, Number and types of rooms, Utilities, Electricity supply, Water supply, Sewerage, Heating, Broadband, Mobile signal/coverage, Parking, Building safety, Restrictions, Rights and easements, Flood risk, Coastal erosion risk, Planning Permission or proposal for development, Property accessibility/adaptations, Coalfield or mining.

EPC - Energy Performance Information Our general PIQ (Property Information Questionnaire) FAQ sheet about the property including things like rental value, rental yield, year built, distance to shops and park, meters, services, boiler, loft etc - A report on local sold prices, Title plan, Local mobile & broadband speeds, Planning history, Plot size & floor area, Pounds per square foot, Flood risk, Conservation areas, Local school reports, Leasehold info, Council tax, Energy Performance Certificate, Transport links and Transaction history.