An extremely well-appointed family home nicely tucked away in a quiet corner of this well-regarded modern development, with a fantastic leafy backdrop overlooking woodland and a historic viaduct.

• Modern development
• Immaculate turn-key home
• Leafy backdrop
• Utility room
• Cloakroom
• Master with refitted ensuite shower room
• Westerly facing garden
• Ample driveway parking
• Detached garage

This is an excellent modern family home built circa 2006 and has had only two owners to date. The property is one of the largest designs on the site, affording a generous and well-proportioned footprint of accommodation in addition to plentiful parking and a delightful rear garden with views. The current owners have fastidiously maintained and improved the property throughout, making for an immaculate home ready to move straight into.

30 Leapgate Avenue is approached via a substantial driveway situated to the front and side of the property, which is laid to tarmac and block paving, and affords parking for up to five vehicles. The driveway leads to a detached garage, which is nicely recessed at the side of the house. The garage is accessed via an up-and-over door to the front and has power, lighting, a side door to the garden and loft storage, which is partially boarded.


Entrance
Once through the composite front door, one is greeted by a spacious and welcoming reception hallway, with wood laminate flooring, under-stairs storage and doors leading to the living room, study and kitchen.


Living room
The impressive living room is generous in size and features lovely wood flooring and an attractive stone effect fireplace at its focal point housing a coal effect gas fire.


Dining room
From the living room, double doors lead to the adjoining dining room, which has the same wood flooring and enjoys pleasant views of the garden and woodland area beyond.


Kitchen
The dining room flows beautifully into the neighbouring kitchen, which is immaculately appointed to a contemporary standard having been refitted by the current owners in recent years. This spacious breakfast kitchen includes a comprehensive range of matching wall and base units, a Rangemaster oven and extractor, an integrated fridge, down lighters, wood laminate flooring, a doorway to the utility room and French doors leading out to the delightful garden.


Utility room
Accessed from the kitchen is a well-equipped utility room fitted with various appliances including a microwave, a dishwasher and a washing machine. This room also features wall and base units, work surfaces, wood laminate flooring and a door leading to the outside.


Study
The study is nicely situated in a quiet corner of the ground floor and comprises a bay window and wood laminate flooring.



Cloakroom WC
A well-appointed cloakroom/WC accessed from the hallway completes the ground-floor accommodation.


First floor
The landing has an airing cupboard housing the Worcester combination boiler and a loft hatch with drop-down ladders accessing the roof space, which has lighting and is boarded.


Master bedroom
There is a spacious master bedroom serviced by a contemporary ensuite shower room. This wonderful master suite includes two fitted double wardrobes and enjoys lovely views over the neighbouring woodland. The fully tiled ensuite has been refitted by the current owners to a quality finish and comprises a shower cubicle, underfloor heating, a chrome towel radiator, a pedestal washbasin and a low-level WC.


Bedrooms two, three and four
The second bedroom is another large double room featuring a fitted double wardrobe, whilst bedrooms three and four are both good-sized single rooms enjoying wonderful views of the nearby viaduct and woodland. Bedroom four also features a fitted single wardrobe.


Family bathroom
A nicely presented family bathroom completes the accommodation. The bathroom has metro-style tiled walls, a panelled bath with a shower above, a pedestal washbasin and a low-level WC.


Garden
A fantastic feature of the property is the neatly landscaped rear garden, which not only enjoys a sunny westerly-facing aspect but also has an incredibly private and tranquil backdrop overlooking adjoining woodland and the historic viaduct.

The garden includes a paved patio ideal for alfresco dining, a lawn bordered by flower beds and is enclosed by wooden panelled fencing.

The property benefits from mains gas, electricity, water and drainage.

Council tax band E

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, will be payable by the Buyer to Andrew Grant Sales Limited prior to issuing the Memorandum of Sale and marking the property as Sold Subject to Contract. This fee will be reimbursed upon Exchange of contracts.

In the instance the Seller withdraws from the sale the fee will be returned to the Buyer. The fee will be retained by Andrew Grant Sales Ltd to cover costs in the event the Buyer withdraws from the purchase or doesn't Exchange within 6 months of the fee being received other than as a result of:

1. Any structural or material issues arising from any survey that has not previously been disclosed
2. A defect in the seller’s legal title
3. The local searches reveal any matter that has a material adverse effect on the market value of the property that were previously undeclared or unknown

The reservation fee levels are as follows:
an agreed offer under £500,000 will be £750 inclusive of vat
an agreed offer between £500,000 and £1,000,000 will be £2,000 inclusive of vat
all agreed offers over £1,000,000 will be £3,000 inclusive of vat

The reservation fee is payable upon acceptance of an offer which itself is subject to an assessment of ability to proceed. Any renegotiation of an accepted price after the issue of the Sales Memorandum for any reason not covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be payable on any subsequent reduced offer accepted by the vendor. This will be returnable subject to the conditions that prevail for all reservation fees.