3 Bedroom Cottage

**  Offered with no forward chain **

Leapfrog are delighted to offer FOR SALE this competitively priced and beautifully presented terraced home, tucked away in a secluded position within the village of Boosbeck. Deceptively spacious and enjoying a generous garden, this charming property has been lovingly maintained by the current owners and offers well-proportioned accommodation ideal for families, first-time buyers or investors alike.

The accommodation briefly comprises a welcoming lounge with feature fireplace, a large dining room, a fitted kitchen, and a modern contemporary bathroom suite. To the first floor are three good-sized bedrooms, all offering excellent space and flexibility, with a good size front garden with storage shed and decked patio. The property further benefits from uPVC double glazing and gas central heating, enhancing comfort throughout the year. Externally, there is an enclosed courtyard together with a large enclosed rear garden, providing excellent outdoor space for families, entertaining or relaxing.

Although positioned just off the beaten track, the home remains conveniently close to the village centre, which offers a range of local amenities including a primary school. The nearby market town of Guisborough is only a short drive away and provides a wider selection of shops, leisure facilities and services.

Offered for sale with no onward chain, this is a superb opportunity to acquire a spacious and attractive home in a convenient village location. Early internal viewing is highly recommended to fully appreciate the size, setting and presentation of this lovely property.

ACCOMMODATION

GROUND FLOOR

Entrance Lobby
With door opening into:-.

Lounge 13' 4" x 14' 6" (4.06m x 4.42m )
Double glazed bay window, radiator, gas fire with feature surround and double doors opening into the dining room.

Dining Area 14' 5" x 11' 11" (4.39m x 3.63m )
Double glazed window, radiator and stairs leading to the first floor landing.

Kitchen 11' 2" x 8' 1" (3.41m x 2.47m )
Fitted with a range of wall and base units with working surfaces above, single drainer sink unit, tiled splashbacks, extractor hood, plumbing for automatic washing machine, vent for tumble dryer, double glazed window and tiled floor, washing machine, tumble dryer and fridge freezer.

Rear Lobby
Rear uPVC entrance door and tiled floor.

Bathroom/wc
Three piece modern suite comprising; panelled bath with shower over and over bath glazed shower screen, wash hand basin, low level WC, part tiled walls, tiled floor, frosted double glazed window and radiator.

FIRST FLOOR

Landing Area
With loft access.

Bedroom 14' 6" x 10' 11" (4.42m x 3.33m )
Double glazed window and radiator.

Bedroom 12' 0" x 8' 7" (3.66m x 2.62m )
Double glazed window, radiator and built-in wardrobe.

Bedroom 11' 0" x 8' 2" (3.35m x 2.5m )
Double glazed window and radiator.

EXTERNALLY

Front Garden
Long enclosed garden, mainly laid to lawn with shrubs, plants and borders and raised decked platform with timber built shed.

Rear Courtyard
Enclosed courtyard with gate giving access to the rear alley.


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 A

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.