*A LARGE, INDIVIDUALLY STYLED FOUR BEDROOM DETACHED FAMILY HOUSE WITH THREE RECEPTION ROOMS AND NO UPWARD CHAIN* A most appealing modern FOUR BEDROOM detached family house which provides genuinely spacious accommodation on two storeys with gas fired central heating and upvc double glazing and occupies a secluded cul de sac position within this popular and conveniently placed village between Leicester and Melton Mowbray. VIEWING RECOMMENDED.

In brief the accommodation comprises: Canopy porch, Entrance porch, Hallway, Cloakroom with W.C, Study, Lounge 17'0 x 13'6, Dining room 11'3 x 11'3, Kitchen and Utility room. Landing, four good sized Bedrooms, Bathroom having white suite and separate W.C.

Location - The property is located at the end of Ling Dale opposite the play area within the centre of East Goscote which includes a number of local amenities including Parish Church, Broomfield Primary School, Convenience Store, public house and Beedles Lake Golf Course.

There are additional facilities at neighbouring Thrussington, Queniborough and Syston and further road links to Ratcliffe College, the A46 Western Bypass/Fosseway, M1 Motorway at junctions 21a (southbound) and 22 (northbound), East Midlands Airport at Castle Donington and both Fosse Park and Thurmaston Shopping Centres.

Viewings & Directions - By arrangement through the Selling Agents, Andrew Granger & Co telephone[use Contact Agent Button].

From the centre of Leicester proceed via the A607 Melton Road continuing through Syston and Queniborough and on entering East Goscote turn left into Chestnut Way. At the 'T' junction turn right into Long Furrow and then take the fifth left hand turning into Ling Dale where the property is eventually situated on the left hand side, clearly identified bearing our For Sale board.

Accommodation -

Ground Floor -

Canopy Porch -

Entrance Porch - Having tiled floor.

Entrance Hall - Wall mounted central heating thermostat, staircase to the first floor, double radiator.

Cloakroom - Wash hand basin having tiled splashback, upvc double glazed window to the side elevation, double radiator.

W.C. - Low level W.C. and upvc double glazed window to the side elevation.

Study - 4.11m x 3.35m (13'6 x 11'0) - Low level W.C. and upvc double glazed window to the side elevation.

Lounge - 5.18m x 4.11m (17'0 x 13'6) - Patio doors to the rear garden, upvc double glazed window to the side elevation, radiator

Dining Room - 3.43m x 3.43m (11'3 x 11'3) - Wood block floor, upvc double glazed window to the rear elevation, radiator.

Kitchen - 3.66m x 2.74m (12'0 x 9'0) - Stainless steel one and a half bowl single drainer sink unit with mixer tap, light wood effect wall and floor cupboards incorporating drawer compartments with roll top work surfaces and tiled surrounds, gas cooker point, upvc double glazed window to the rear elevation, floor covering, radiator and understairs pantry cupboard.

Utility Room - 2.97m x 1.68m (9'9 x 5'6) - Stainless steel single drainer sink unit with cupboard under, plumbing for an automatic washing machine, Glow worm gas fired boiler serving the hot water and central heating systems, upvc double glazed window to the rear elevation, floor covering, personal door to the garage.

First Floor -

Landing - Large built in airing cupboard housing the hot water cylinder and linen shelves, additional built in store cupboard, upvc double glazed windows to the front and side elevations, double radiator.

Bedroom One - 3.96m x 3.96m (13'0 x 13'0) - Built in double wardrobe with hanging space and cupboards over, pedestal wash hand basin with tiled splashback, upvc double glazed window to the front elevation, radiator.

Bedroom Two - 3.96m x 3.35m (13'0 x 11'0) - Built in double wardrobe with hanging space and cupboards over, pedestal wash hand basin with tiled splashback, upvc double glazed window to the rear elevation, radiator.

Bedroom Three - 3.35m x 2.90m (11'0 x 9'6) - Built in double wardrobe with hanging space and cupboards over, pedestal wash hand basin with tiled splashback, upvc double glazed window to the rear elevation, radiator.

Bedroom Four - 2.97m x 2.51m (9'9 x 8'3) - Upvc double glazed window to the rear elevation, radiator.

Bathroom - Two piece suite in white comprising pedestal wash hand basin and panelled bath with Triton shower unit and shower screen, tiled walls, upvc double glazed window to the rear elevation, floor covering, chrome heated towel rail and radiator.

Separate W.C. - Two piece suite comprising low level W.C. and bracket wash hand basin having tiled splashback, upvc double glazed window to the side elevation, floor covering, radiator.

Outside - Formal front garden laid to lawn and an adjacent tarmacadam driveway provides car parking and leads to an attached brick built garage.

Gated access to the enclosed rear garden including paved patio and lawn behind close boarded fencing and leylandii hedging.

Note - The property will be sold with a right of way over the private roadway. The grant will be subject to a fair and reasonable contribution to repair and maintain the private roadway according to user.

Restrictive Covenants - 11.5 Restrictive covenants

The Transferee for itself and its successors in title covenants with the Transferor with the intention of binding the Property and each and every part of it as follows:

11.5.1 Not to use the Property at any time for any immoral or illegal purpose and/or use

11.5.2 Not at any time to call name cite indicate designate or otherwise refer to the Property and/or any building and/or structure erected on the Property from time to time or permit the same to be called named cited indicated designated or otherwise referred to by any name which might suggest that the Property and/or such building and/or structure is (or was) owned or occupied by the Incumbent for the time being of the benefice in which the Property is situated from time to time and the Transferee further covenants not to permit or suffer anyone at the Property expressly or impliedly with the permission or under his control to do so.

11.5.3 Not to do anything in or upon or permit or suffer to be done any deed matter or thing in or upon the Property or allow anything to remain in or upon the Property that may be or become a nuisance or cause any annoyance or disturbance to the Minister for the time being conducting, or the congregation attending, the Divine Service in the Parish Church of St Hildas, East Goscote or the churchyard surrounding the same and/or the Transferor and the Transferee further covenants for itself and its successors in title not to permit or suffer anyone at the Property expressly or impliedly with the permission or under its control to do so.

11.5.4 That no building or erection whatsoever may at any time hereafter be erected or built upon the said land hereby conveyed or any part or parts thereof nor shall any external alteration of any existing or future erection or building be made until the plans elevations and drawings thereof shall have been submitted for and shall have received the approval of the Incumbent or his successors and his or their surveyor (such approval not to be unreasonably withheld) and until there shall have been paid the reasonable fees of such surveyor incurred by him in and about the giving or obtaining of such approval as aforesaid.

Acknowledgement And Positive Covenants - 11.6 Acknowledgement and positive covenant

11.6.1 The Transferee for itself and its successors in title acknowledges and accepts the user of the adjacent Parish Church and the Churchyard of St Hildas as (inter alia) the Parish Church and Churchyard of the Parish of East Goscote and shall raise no objection thereto including (but not limited to) the use of the same for services festivals events and the ringing of church bells.

11.6.2 The Transferee for itself and its successors in title covenants that it shall at its own carry out any such sound-proofing or other work to the Property or to any building and/or structure now or hereafter on the Property as may be necessary to protect against any sound noise or other activity resulting from the use of the Parish Church and Churchyard for the abovementioned activities and events (including but not limited to the ringing of the church bells).
11.6.3 The Transferee for itself and its successors in title covenants with the Transferor that the Transferee will not dispose of its interest in the Property unless it shall have procured that the disponee has delivered to the Transferor (or its successors in title) a duly executed deed containing covenants by the disponee with the Transferor (or their successors in title) in the terms of clause 11.6 of this transfer.

Council Tax Band - "E"

E P C - Rating: 'D'

Purchasing Procedure - If you are interested in any of our properties then you should contact our offices at the earliest opportunity.

We offer Independent Financial Advice and as part of our service we will ask our Mortgage Adviser to contact all potential buyers to establish how they intend to fund their purchase.

If you are a cash purchaser then we will need confirmation of the availability of your funds.

Your home is at risk if you do not keep up re-payments on a mortgage or other loan secured on it.

Money Laundering - To comply with The Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017 any successful purchaser/purchasers will be asked to provide proof of identity and we will therefore need to take copies of a passport/photo driving licence and a recent utility bill (not more than three months old). We will need this information before Solicitors are instructed.

Market Appraisals - If you have a house to sell then we offer a Free Valuation, without obligation.

Surveys - Andrew Granger & Co undertake all types of Valuations including R.I.C.S. Homebuyer Survey and Valuation Reports, Valuations for probate, capital gains and inheritance tax purposes and Insurance valuations. For further information contact our Survey Department on[use Contact Agent Button].