14 Crabtree Lane, Harpenden, Herts AL5 5TB

14 Crabtree LaneHarpenden, Herts

We are delighted to present for sale this handsomesemi-detached Edwardian four bedroom villa located ina highly convenient setting close to both the station,High Street and an excellent choice of local schools forall age groups.

The property has the benefit of a loft conversionproviding a fourth bedroom and second bathroom andfeatures a brand new landscaped rear garden.

For comfort and economy gas fired central heating isfeatured throughout and for convenience there is offstreet parking to the front. More detailed notes are to befound as set out below on this fine property and shouldbe read in conjunction with the floor plan.

Harpenden is well noted for its excellent choice ofprivate and state schools. Good social and sportingfacilities include several challenging golf courses, asports centre, indoor swimming pool, rugby, tennis,bowling and cricket clubs, various associations and acomprehensive range of restaurants and bars.

Price guide £895,000Price guide £895,000Price guide £895,000Price guide £895,000

Energy Performance Certificate

Page 1 of 4

14, Crabtree Lane, HARPENDEN, AL5 5TBDwelling type: Semi-detached house Reference number: 2088-4026-7216-5523-6980Date of assessment: 28 June 2017 Type of assessment: RdSAP, existing dwellingDate of certificate: 29 June 2017 Total floor area: 154 m²

Use this document to:• Compare current ratings of properties to see which properties are more energy efficient• Find out how you can save energy and money by installing improvement measures

Estimated energy costs of dwelling for 3 years: £ 6,561

Over 3 years you could save £ 3,096

Estimated energy costs of this home Current costs Potential costs Potential future savings

Lighting £ 342 over 3 years £ 246 over 3 years

Heating £ 5,640 over 3 years £ 2,979 over 3 years

Hot Water £ 579 over 3 years £ 240 over 3 years

Totals £ 6,561 £ 3,465

You couldsave £ 3,096over 3 years

These figures show how much the average household would spend in this property for heating, lighting and hotwater and is not based on energy used by individual households. This excludes energy use for running applianceslike TVs, computers and cookers, and electricity generated by microgeneration.

Energy Efficiency RatingThe graph shows the current energy efficiency of yourhome.

The higher the rating the lower your fuel bills are likelyto be.

The potential rating shows the effect of undertakingthe recommendations on page 3.

The average energy efficiency rating for a dwelling inEngland and Wales is band D (rating 60).

The EPC rating shown here is based on standardassumptions about occupancy and energy use andmay not reflect how energy is consumed by individualoccupants.

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savingsover 3 years

Available withGreen Deal

1 Internal or external wall insulation £4,000 - £14,000 £ 1,578

2 Floor insulation (suspended floor) £800 - £1,200 £ 174

3 Low energy lighting for all fixed outlets £55 £ 78

See page 3 for a full list of recommendations for this property.To find out more about the recommended measures and other actions you could take today to save money, visitwww.gov.uk/energy-grants-calculator or call 0300 123 1234 (standard national rate). The Green Deal may enable you tomake your home warmer and cheaper to run.

Entrance PorchCovered area with light over leading to:

Entrance HallTimber door to front with leaded light stained glass insert together withmatching side light window. Decorative coving. Wall mounted thermostat.Large walk in understairs storage cupboard. Radiator. Further doors leading to:

Living RoomWith feature bay window to front incorporating sliding sash windows. Openworking fire grate with brick built fire surround and quarry tile hearth togetherwith matching mantle piece. T.V and telephone points. Decorative coving.Picture rail. Two radiators.

Dining RoomFull height double timber glazed doors opening to rear terrace with windowover. Stripped wood flooring. Brick built fireplace with open working grateand timber surround together with quarry tiled hearth. Decorative coving.Picture rail. Dado rail. Radiator.

Kitchen/Breakfast RoomUnits comprising ceramic butler sink unit with chrome monobloc mixer tapover and storage cupboard below. Further comprehensive range of both walland floor units, timber edged laminate work surfaces with ceramic tiledsplashbacks and concealed under unit lighting. Rangemaster stainless steel gasrange incorporating five ring gas hob with electric side plate and oven andgrills below together with extractor hood over. Fully integrated Boschdishwasher. Ample space for table and chairs. Quarry tiled flooring. Recesseddownlighters. Television point. Radiator. Sash window to side and dorr leadingto:

PantryWalk in storage area with ample shelving together with small internal window.

Rear LobbyWith part glazed timber door to side together with further part glazed door tothe kitchen/breakfast room. Roof light. Quarry tiled flooring. Further door to:

Utility/CloakroomSuite comprising close coupled W.C. Wall mounted wash hand basin.Plumbing and space for automatic washing machine and tumble dryer. Wallmounted gas boiler providing hot water and central heating. Quarry tiledflooring. Extractor vent. Radiator. Frosted window to side.

FIRST FLOOR

LandingApproached via staircase from the entrance hall. Airing cupboard housing pre-lagged copper hot water cylinder with ample shelving together with wallmounted Honeywell electric programmer. Loft hatch to roof space. Featureangle bay window to front. Door to:

Bedroom OneTwo sliding sash windows to front. Cast iron fireplace with timber surroundand tiled inserts. Decorative coving. Recessed downlighters. Television point.Laminate stripped wood effect flooring. Radiator.

Bedroom ThreeSliding sash window to rear. Cast iron fireplace with surround. Laminatestripped wood effect flooring. Decorative coving. Recessed downlighters.Television point. Radiator.

Bedroom FourSliding sash window to rear. Cast iron fireplace with decorative surround.Laminate stripped wood effect flooring. T.V telephone and broadband points.Built in book shelving. Radiator.

BathroomClassic white suite comprising panelled bath with fitted Aqualisa Quartzthermostatic shower on a riser head with fitted shower screen. Pedestal washhand basin. Close coupled W.C. Full ceramic to walls and floor. Recesseddownlighters. Wall mounted heated tubular chrome towel rail. Part frostedsliding sash window to side.

SECOND FLOOR

LandingApproached via a staircase from the first floor landing. Recessed linencupboard with shelving. Velux roof light. Door to:

Bedroom TwoTwo Velux roof lights with built in sliding blackout blinds to front togetherwith sliding sash window to rear. Extensive range of built in wardrobecupboards and storage units. T.V and telephone points. Radiator. Wallmounted heated tubular towel rail and door to:

En-Suite Shower RoomStep in shower cubicle incorporating Aqualisa Quartz thermostatic shower on ariser head. Close coupled W.C with concealed cistern. Pedestal wash handbasin. Full ceramic tiling to walls and floor. Extractor vent. Recesseddownlighter. Velux roof light to front with built in sliding black out blind.

EXTERIOR

Front GardenBlock paved driveway providing off street parking for two vehicles. Matureflower and shrub borders.

Rear GardenThis stunning feature of the property has quite literally only just beenprofessionally landscaped in the last few weeks and comprises a paved sunterrace immediately adjacent to the property. Bordering this is a lawn which onboth sides is flanked by brand new planted flower and shrub borders. Beyondthe lawn there is a further large paved sun terrace again surrounded by brandnew planting and a timber pergola. Beyond this area it is laid to gravel withraised herb and vegetable planters in oak with side mounted lighting. Timbergarden shed. Outside lighting. Privacy comes via a range of close boardedtimber fencing. Gated side access.

Viewing strictly by appointment through John Curtis Call us on 01582 764471 for free valuations and advice Visit us at 36 High Street, Harpenden, Herts AL5 2SX Email enquiries@johncurtis.co.uk

All measurements are approximate. While we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular importance to you, please contact this office and we will be pleased to clarify the information for you, especially if you are contemplating travelling to view the property.