If You Want it, Need it and Love it – Quote RA0772 When Enquiring

Asking Price: £190,000

SUBSTANTIALLY EXTENDED TWO-BEDROOM SEMI-DETACHED PROJECT | EXCEPTIONAL GROUND-FLOOR SPACE | REPAIRS AND MODERNISATION REQUIRED | CASH PURCHASERS STRONGLY PREFERRED
Behind the traditional two-bedroom semi-detached frontage lies an extraordinary amount of ground-floor accommodation, created through substantial extensions to the side and rear.

This is most definitely a project property, but one with a footprint and level of flexibility rarely available at this price. The accommodation includes a vast open-plan reception area of approximately 55.1 sq m or 593 sq ft, a separate front reception room, an extended entrance and boot room, a long fitted kitchen, two utility or ancillary rooms, a ground-floor shower room and a further rear reception, studio or hobby room.

The property requires repairs to the heating system, together with modernisation, redecoration and further finishing works throughout. The rear reception or studio is currently part-finished and will require additional work before being put into full use.

The seller advises that no planning application or Building Regulations application was made in connection with the substantial ground-floor extensions. It has not been established whether any element of the work may have fallen within permitted development rights, whether retrospective permission or Building Regulations regularisation may be available, or whether the construction complies with applicable standards.

This position is expected to restrict conventional mortgage lending considerably. Cash purchasers are therefore strongly preferred, while anyone intending to rely upon mortgage funding must obtain confirmation from their proposed lender before making an offer or incurring valuation, survey or legal costs.

The asking price of £190,000 has been set to reflect the absence of planning and Building Regulations documentation, the potential lending restrictions, the condition of the property and the programme of repairs and improvement required. It is positioned below the figure the agent would otherwise expect for a conventional two-bedroom semi-detached home in the area without these complications.

Key Features
Substantially extended two-bedroom semi-detached home
Genuine project property requiring investment and improvement
Exceptional amount of ground-floor accommodation
Approximately 55.1 sq m or 593 sq ft of principal open-plan reception space
Separate front reception room with bay window
Long fitted kitchen and two adjoining utility or ancillary rooms
Additional rear reception, studio, gym or hobby room
Ground-floor shower room and first-floor bathroom
Heating system requires repair
Modernisation and redecoration required throughout
Part-finished rear accommodation requiring further work
Large driveway providing off-road parking
Enclosed, low-maintenance paved rear courtyard
No planning or Building Regulations applications made for the extensions
Conventional mortgage lending likely to be restricted
Cash purchasers strongly preferred
£190,000 asking price reflects the condition and documentation position

Full Property Description
Approach and Entrance
The property is set behind a broad hardstanding driveway, providing useful off-road parking for several vehicles, depending upon their size.

The entrance opens into an extended boot room and reception area. This is a practical everyday space with room for coats, footwear, bicycles and storage furniture, while also offering potential for use as a home-working position or informal seating area.

The accommodation then unfolds into the original house and the significantly extended ground floor.

Front Reception Room
The separate front reception room is a comfortable and versatile space with a bay window overlooking the driveway.

The room has a neutral decorative finish and the slate-effect flooring that continues through much of the ground floor. It could be used as a formal sitting room, snug, dining room, office or playroom.

A fireplace and chimney breast provide a traditional focal point, while the separation from the larger open-plan area allows this room to function as a quieter retreat.

Principal Open-Plan Reception Space
The centrepiece of the house is the remarkable open-plan reception area, extending to approximately 55.1 sq m or 593 sq ft.

This broad and adaptable space incorporates several naturally defined zones, with room for multiple seating arrangements, a large dining table, children’s play furniture, home-working areas and further storage without the accommodation feeling crowded.

A pale stone-style fireplace with a freestanding stove forms a central feature. Broad windows, recessed ceiling lighting and contemporary vertical radiators contribute to the sense of scale.

The existing open arrangement could be retained as one dramatic family and entertaining space or visually divided into separate lounge, dining and family-room zones. Any physical alterations would remain subject to appropriate structural advice and all necessary permissions and consents.

Ground-Floor Shower Room
A contemporary shower room is positioned within the extended ground-floor accommodation.

It includes a WC, curved vanity unit and a separate walk-in shower area with extensive wall and floor tiling. Buyers should independently verify the plumbing, drainage, ventilation, electrical installation and compliance of this room as part of their wider investigation into the extensions.

Kitchen
The kitchen runs along the side of the property and offers a considerable amount of cupboard and worktop space.

The present arrangement includes shaker-style cabinetry, dark work surfaces, a stainless-steel sink and drainer, tall appliance housing, an oven stack, additional cooking facilities and a traditional range-style cooker with flue.

The kitchen provides a strong foundation for future improvement, although buyers should budget for updating and should not assume that any appliance, cooking facility, flue or service is operational.

Utility and Ancillary Rooms
Beyond the kitchen are two useful utility or ancillary rooms.

These spaces could accommodate laundry appliances, household storage, additional refrigeration, workshop equipment or other practical uses. Their suitability for any particular purpose, together with their electrical, plumbing and drainage installations, must be independently assessed.

Rear Reception, Studio or Hobby Room
At the far end of the extended accommodation is a further reception or studio room measuring approximately 15.2 sq m or 164 sq ft.

Large glazed doors open towards the paved rear courtyard and provide a good level of natural light.

This room is currently part-finished and visibly requires further work. Some wall finishes and fittings have been removed, and buyers should allow for repair, completion and modernisation.

Once improved, it could become a studio, workshop, gym, games room, home office, hobby space or additional entertaining room, subject to the purchaser’s requirements and all necessary professional advice and consents.

First Floor
The first-floor landing is decorated in a soft grey colour scheme and finished with wood flooring. It provides access to both bedrooms, the bathroom and built-in storage.

The first floor follows a more conventional arrangement than the accommodation below, although general redecoration, updating and any repairs identified by a survey should still be anticipated.

Bedroom One
The principal bedroom is a well-proportioned double room with a front-facing window, wood flooring, neutral walls and a radiator.

There is space for a double bed together with freestanding wardrobes and additional bedroom furniture.

Bedroom Two
Bedroom two is another useful room with wood flooring and a rear-facing window.

It could accommodate a bed and storage furniture or alternatively serve as a nursery, dressing room or first-floor office.

First-Floor Bathroom
The bathroom is arranged with a shower, WC and wash basin, together with tiled wall finishes.

It provides a separate first-floor facility in addition to the more contemporary shower room on the ground floor.

Outside
The front of the property is largely laid to hardstanding and provides generous off-road parking.

To the rear is an enclosed paved courtyard bordered by timber fencing and the extended accommodation. This creates a private and relatively low-maintenance outside area, with direct access from the rear reception or studio.

The extensive single-storey additions run along the side and rear of the original house. Their construction, foundations, roof coverings, insulation, drainage, cladding and structural condition have not been professionally verified and should form a central part of the purchaser’s survey and due diligence.

Approximate Room Sizes
All measurements are approximate. Imperial measurements have been converted from the supplied metric floorplan and rounded to the nearest inch. Irregular rooms are measured at their maximum points.

Ground Floor
Entrance and Boot Room
Approximately 10.1 sq m or 109 sq ft.
Irregularly shaped extended entrance area. Exact linear measurements are not separately stated on the supplied floorplan.

Reception Room One
Approximately 4.05m x 3.25m or 13'3" x 10'8", plus bay window.
Floor area approximately 16.1 sq m or 173 sq ft.

Open-Plan Reception Rooms Two and Three
Maximum approximate dimensions of 6.53m x 7.20m or 21'5" x 23'7".
Irregular open-plan floor area approximately 55.1 sq m or 593 sq ft.

Ground-Floor Shower Room
Floor area approximately 4.2 sq m or 45 sq ft.
Exact linear dimensions are not separately stated on the supplied floorplan.

Kitchen
Long galley-style arrangement. Based upon the overall dimensions shown, the kitchen is estimated at approximately 6.6m x 2.4m or 21'8" x 7'10" at its principal maximum points. This measurement has been derived from the supplied floorplan and must be checked on site before publication as a definitive room measurement.

Utility Room One
Approximately 2.39m x 1.90m or 7'10" x 6'3".
Floor area approximately 4.5 sq m or 48 sq ft.

Utility Room Two
Approximately 2.15m x 2.21m or 7'1" x 7'3".
Floor area approximately 4.8 sq m or 52 sq ft.

Rear Reception, Studio or Hobby Room
Approximately 5.00m x 3.05m or 16'5" x 10'0".
Floor area approximately 15.2 sq m or 164 sq ft.

First Floor
Bedroom One
Approximately 4.05m x 3.25m or 13'3" x 10'8".
Floor area approximately 12.7 sq m or 137 sq ft.

Bedroom Two
Approximately 3.00m x 3.40m or 9'10" x 11'2".
Floor area approximately 9.7 sq m or 104 sq ft.

First-Floor Bathroom
Approximately 1.97m x 1.70m or 6'6" x 5'7".
Floor area approximately 3.3 sq m or 36 sq ft.

First-Floor Landing
Floor area approximately 4.4 sq m or 47 sq ft.

Condition and Works Required
This property is being sold as a project and should not be viewed as a finished or turnkey home.

Known works and considerations include:

Repairs to the heating system
Inspection and testing of the boiler, radiators and associated controls
Modernisation and redecoration throughout
Further finishing works within the rear reception or studio
Inspection of the electrical installation
Inspection of plumbing, water supply and drainage
Testing or replacement of appliances and cooking equipment
Assessment of the stove, range cooker and flues
Inspection of the roofs, cladding, insulation and foundations to the extensions
Investigation of the structural integrity and compliance of the enlarged accommodation
Any additional work recommended by the purchaser’s surveyor, structural engineer, planning consultant, solicitor or Building Control adviser
The extent and cost of the required work can only be established through independent professional inspection.

Planning, Building Regulations and Mortgageability
The seller advises that no planning application or Building Regulations application was made for the substantial ground-floor extensions.

It has not been established:

Whether planning permission was required for all or part of the work
Whether any part of the work may have fallen within permitted development rights
Whether retrospective planning permission may be available
Whether Building Regulations regularisation may be available
Whether the construction complies with current or historic Building Regulations
Whether the extensions can be insured in their existing form
Whether any lender will accept the property as mortgage security
Whether future alteration, regularisation or removal of any part may be required
Whether the present accommodation will be accepted as habitable floor area by a lender, valuer, insurer or local authority
No representation or warranty is made regarding the structural integrity, planning status, Building Regulations compliance, insurability or future saleability of the extensions.

Prospective purchasers must obtain independent advice from an appropriately qualified solicitor, building surveyor, structural engineer, planning consultant, insurance provider and local authority Building Control department.

The absence of approvals is likely to make conventional mortgage funding difficult or unavailable. Cash purchasers are expected to represent the most realistic route to purchase.

Material Information
The following information should be displayed prominently within the listing or completed within the relevant portal fields. TBC means that the information has not been supplied and must be verified before the property is published. The categories reflect the government’s current indicative material-information framework, including tenure, council tax, utilities, construction, known defects, rights, restrictions, flood risk, planning and mining matters.

Basic Property Information
Full address: 15 Larch Road, Kingswinford, DY6 8DL

Property type: Two-storey semi-detached house with substantial single-storey ground-floor additions

Bedrooms: Two

Bathrooms: One ground-floor shower room and one first-floor bathroom

Reception accommodation: Separate front reception, extensive open-plan reception space and additional rear reception or studio

Occupancy: vacant possession

Chain position: None

Tenure and Charges
Tenure: Freehold from the registered title

Council Tax and Energy Performance
Local authority: Believed to be Dudley Metropolitan Borough Council, to be verified

Council Tax band: TBC through the Valuation Office Agency or local authority

Construction
Original house: Appears to be of traditional brick construction beneath a pitched tiled roof. This has not been professionally verified.

Extensions: Appear to incorporate mixed construction, including timber-clad and flat-roof sections. The precise construction, foundations, insulation, fire protection and structural integrity are unknown and require professional inspection.

Building safety information: The substantial extensions do not have planning or Building Regulations applications or approvals available. Structural and compliance advice is essential.

Condition and Known Defects
Overall condition: Project property requiring repair, modernisation, redecoration and further finishing works.

Heating: Installed heating system requires repair and should not be assumed operational.

Rear reception or studio: Part-finished and requiring further work.

Services and appliances: Not tested and not warranted as operational.

Damp, timber defects, roof defects, subsidence or structural movement: TBC through seller disclosure and professional survey.

Asbestos or other hazardous materials: Status unknown. An appropriate survey should be considered before intrusive or refurbishment work.

Utilities
Electricity supply: TBC, including whether mains-connected and the location and condition of the consumer unit

Gas supply: Mains

Water supply: Mains, including whether metered

Sewerage and drainage: Mains, including whether connected to the public sewer

Heating type and fuel: Central heating installation present, but exact system and fuel source to be confirmed. Repairs are required.

Broadband and Mobile Coverage
Broadband availability and technology: TBC using an address-specific broadband availability check

Estimated broadband speeds: TBC

Mobile coverage: TBC for each network provider

Known broadband or mobile restrictions: None supplied; seller to confirm

Postcode-level results should not be presented as guaranteed property-specific performance.

Parking
Parking arrangement: Private hardstanding driveway to the front

Approximate capacity: Space appears available for several vehicles, depending upon vehicle size and how they are positioned

Garage: None shown

Permit or controlled parking restrictions: TBC

Electric vehicle charging point: None confirmed; TBC

Accessibility and Adaptations
Step-free access: Not represented as fully step-free

Internal level changes: There are internal steps and changes in floor level within the extended ground-floor accommodation

Upper floor: Both bedrooms and the first-floor bathroom are accessed by stairs

Ground-floor washing facilities: Ground-floor shower room present

Prospective buyers with specific accessibility requirements should inspect the property personally and satisfy themselves that it is suitable.

Rights, Easements and Boundaries
Rights of way: TBC from title documents and seller’s property information form

Restrictions
Restrictive covenants: TBC from the registered title

Listed-building status: None

Conservation-area status: None

Tree Preservation Orders: None Known

Restrictions on use, alteration, extension or commercial activity: TBC

Article 4 directions or other planning restrictions: TBC

Planning and Building Regulations
Extensions: Seller advises that no planning application or Building Regulations application was made

Planning history: Full local-authority planning search required

Permitted development status: Not established

Completion certificates: None supplied for the extensions

Regularisation or retrospective consent: Availability not established and not guaranteed

Planning applications or proposed development nearby: TBC through the local-authority planning portal and conveyancing searches

Flood, Ground and Environmental Matters
River and sea flood risk: TBC through an address-specific official flood-risk and environmental search

Surface-water flood risk: TBC

Groundwater and reservoir flood risk: TBC

Contaminated land, landfill or environmental constraints: TBC through conveyancing searches

Mining and Ground Stability
Coalfield or former mining area status: TBC through a formal Mining Remediation Authority or conveyancing search

Recorded mine entries, workings or subsidence claims: TBC

Other ground-stability issues: TBC through environmental and structural investigations

Insurance and Lending
Buildings insurance: Buyers must confirm that suitable insurance is available for the property and the extensions before exchange of contracts

Mortgage availability: Expected to be restricted due to the absence of planning and Building Regulations documentation

Cash purchase: Cash purchasers strongly preferred

Future resale and lending: Buyers should consider that the same documentation and mortgageability issues may affect a future sale unless the position is successfully resolved

Important Notice
The property particulars, photographs and floorplans are intended to provide a fair general impression of the accommodation and do not form part of any offer or contract.

All measurements are approximate. The floorplan is illustrative, not to scale and must not be used for ordering materials, valuing floor area or confirming boundaries.

The agent has not tested the heating system, boiler, electrical installation, plumbing, drainage, stove, flues, cooking equipment, appliances or other services. Prospective purchasers must arrange their own inspections and obtain independent legal, planning, structural, lending and insurance advice before committing to the purchase.

Semi Detached House in Kingswinford