Property description

For Sale by Public Auction on 6th December 2016 at Westwood Golf Club Leek at 7.30pm
Lemons Brook is a spacious three bedroom smallholding ideally located on the outskirts of the village of Ipstones surrounded by land extending to 4.27 acres or thereabouts. The property offers potential to alter the existing accommodation if so desired. Boasting two staircases this family home offers two ample living rooms with fitted kitchen and rear Utility with Cloakroom off. The first floor offers two spacious bedrooms and larger than average family bathroom, and a further double bedroom which is accessed from the second staircase.
Externally there are a large number of buildings which have previously been utilised for the housing of livestock and are presently used for storage purposes, some of the buildings are in need of attention, however they offer potential to utilise the existing footprint.
The land surrounds the property to all elevations and extends in total to 4.27 acres or thereabouts. The land is laid to grass and is suitable for mowing and/or grazing purposes.
An ideal smallholding in a semi rural location which MUST be viewed to be appreciated
* Entrance Porch: 2.07m x 2.02m (6‘ 10" x 6‘ 8")
Having windows to three elevations, external door to the side aspect with inset glazed panel, double radiator, exposed stone walls to part.
* Sitting Room: 4.79m x 4.06m (15‘ 9" x 13‘ 4")
UPVC double glazed windows to the front and rear aspect set on quarry tiled sills, double radiator, feature stone fireplace incorporating open fire, with matching television and stereo hobs, exposed ceiling timbers, staircase off.
* Living Room/Dining Room: 8.06m x 3.31m (26‘ 5" x 10‘ 10")
Two UPVC double glazed windows to the front aspect, UPVC double glazed window to the rear aspect, feature stone fireplace on tiled hearth, incorporating open fire having matching television hob, two double radiators, electric storage heater, exposed ceiling timbers, staircase off.
* Kitchen: 3.34m x 2.11m (11‘ x 6‘ 11")
Range of units comprising base cupboards and drawers, incorporating plumbing for automatic washing machine, electric oven, roll top work surfaces having four ring brushed chrome electric hob, stainless steel sink unit with mixer tap, part tiled walls, range of matching wall cupboards incorporating extractor fan, double radiator, UPVC double glazed window to the side aspect set on tiled sill.
* Rear Hall
Wall mounted electric storage heater, part tiled walls, tiled floor.
* Boiler Room
Housing Mistral oil fire central heating boiler.
* Cloakroom
Housing low level WC, pedestal wash hand basin, part tiled walls, UPVC double glazed window to the rear aspect set on tiled sill, tiled floor.
* Utility
With windows to three elevations, work surface, external door tiled floor.
Main staircase to first floor:
FIRST FLOOR
* Landing
* Bedroom Two: 4.18m x 2.98m (13‘ 9" x 9‘ 9")
UPVC double glazed window to the front aspect set on quarry tiled sill, double radiator, wall mounted electric storage heater, walk in wardrobe half incorporating hanging space and shelving, airing cupboard incorporating lagged hot water cylinder with immersion.
* Bathroom: 3.67m x 2.24m (12‘ x 7‘ 4")
(Formally bedroom) Suite comprising panel bath with electric shower fitment over, pedestal wash hand basin, low level WC, loft access, part tiled walls, UPVC double glazed window to the rear aspect, double radiator.
* Master Bedroom: 4.56m x 3.67m (15‘ x 12‘)
(Maximum measurements) UPVC double glazed window to the front aspect set on quarry tile sill, double radiator, wall mounted electric storage heater, exposed ceiling beams, display shelving.
Staircase from dining room to first floor:
* Bedroom Three: 3.86m x 3.3m (12‘ 8" x 10‘ 10")
UPVC double glazed window to the front aspect, wall mounted electric storage heater, exposed ceiling beams.
OUTSIDE
Formal gardens to the front aspect mainly laid to lawn incorporating borders with mature trees and shrubs.
* Garden
Gated access to the driveway providing ample off road parking. Timber and felt summerhouse set on flagged Patio, concrete and flagged paths surround the property with side gardens incorporating aluminium framed greenhouse, adjoining timber greenhouse. Rear yard incorporating oil storage tank.
* Garage: 4.63m x 3.04m (15‘ 2" x 10‘)
Adjoining the house with double doors two windows to the rear aspect, concrete floor, cold water tap.
* Outbuilding
Range of agricultural outbuildings previously utilised for housing cattle.
* Outbuilding: 15.06m x 12.98m (49‘ 5" x 42‘ 7")
Presently segregated with concrete floor and earthern floor, adjoining lean to with earthern floor.
* Adjoining Lean-to
With concrete and earthern floor, having double doors.
* Former Stable: 3.94m x 3.33m (12‘ 11" x 10‘ 11")
With concrete floor, stable door, window to the front aspect.
* Garage: 8.84m x 3.29m (29‘ x 10‘ 10")
Having concrete floor, two stable doors, pair of garage doors. Suitable for a variety of uses.
* Land
The land surrounds the property and extends to 4.27 acres or thereabouts.
SERVICES:
Mains water, electricity are connected, oil storage tank.
COUNCIL TAX BAND D
Staffordshire Moorlands District Council.
EPC RATING G
TENURE:
We understand the property is Freehold.
VIEWING:
Strictly by appointment with Whittaker & Biggs.
AUCTION STIPULATIONS
1. Sales Particulars & Plans - These sales particulars and any accompanying plans are produced in good faith as a general guide only and do not constitute any part of a Contract and no person in the employment of Whittaker & Biggs has any authority to make or give any representation or warranty whatever in relation to this property. The photographs used on these sales particulars and in window displays, may be taken with a non-standard lens. Intending purchasers must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these particulars.
2. Equipment, Fittings & Services - The Agent has not tested any equipment, fittings or services so cannot verify that they are in working order or fit for their purpose.
3. Rights, Outgoings, Easements & Wayleaves - The property will be sold and conveyed subject to all rights, outgoings, easements & wayleaves (whether public or private).
4. Boundaries etc. - The purchaser(s) shall be deemed to have knowledge of fences, water supplies, and rights affecting the same and of the boundaries thereof.
5. Town & Country Planning - The property is sold subject to any development plan, tree preservation order, S.S.S.I, or other notices which may be or may come into force. It is also sold subject to any statutory provisions or bylaws without any obligation on the part of the vendor to specify the same.
6. Order of Sale - The vendors reserve the right to sell the property as a whole, or in lots and to sell any lot or part of any lot before the auction; to alter the order of sale, to amalgamate lots or to withdraw the whole or any lot or any part thereof.
7. Conditions of Sale - The property will, unless previously sold or withdrawn, be offered for sale subject to the Special and General Conditions of Sale and Contract, which have been settled by the vendors‘ solicitors. These conditions, together with any plan of the property, may be inspected at the offices of the auctioneers or the solicitors prior to the auction and will also be available before the auction but will not be read out at the auction. The purchaser(s) shall be deemed to have notice of such conditions and of all the terms thereof, and shall be deemed to bid on these terms whether they shall have inspected the conditions or not. The property may be sold subject to a reserve price(s).
8. Deposit & Contract - Immediately at the fall of the hammer, the purchaser(s) will be required to sign the contract and pay a 10% deposit.
9. Money Laundering - Intending purchasers need to be aware that two items of proof of identity will be required at the signing of a Contract, in accordance with current money laundering regulations.