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" * Stylish & Extended Accommodation * South Facing Garden * Fixed Stairs to Loft Area * Viewing Recommended!

INTRODUCTION Situated in one of the area's most popular residential areas is this well proportioned bay-fronted semi detached property. With extended and well planned family accommodation, the property has been modernised and improved by the current owners and now offers the comforts associated with modern day living. Available in ready to move into condition, the family accommodation briefly comprises a welcoming entrance hallway with cloaks/wc, spacious lounge with bay window, a useful study area and a contemporary fitted kitchen with built-in appliances and adjoining dining and utility areas. At first floor level, there are three family bedrooms, two with fitted furniture. There is a contemporary bathroom with shower facility and a separate wc. A fixed staircase gives access to a useful boarded loft area. The accommodation boasts gas-fired central heating, replacement uPVC double glazing and a security alarm.
To the front of the property, there is a gravelled driveway providing off-street parking and access to a single detached garage. A particular feature of the property is the rear garden which enjoys a southerly aspect and is laid mainly to lawn with decked entertaining areas and fenced boundaries.
LOCATION The Vale runs between Mill Lane and Valley Drive in the desirable area of Kirk Ella. The immediate villages of Kirk Ella, Willerby and Anlaby offer an excellent range of shops, schools, recreational facilities and amenities in addition to well reputed public and private schooling nearby including St Andrew's Primary School which lies within a short walk. The property is conveniently placed for Hull city centre, the Humber Bridge, the nearby towns of Cottingham and the historic market town of Beverley in addition to convenient access for the A63/M62 motorway network. ACCOMMODATION Residential entrance door to: ENTRANCE PORCH With laminate flooring and entrance door to: ENTRANCE HALLWAY With stairs to first floor, understairs cupboard, coving and uPVC double glazed window. CLOAKS W/C With wash hand basin and low flush WC, coving, laminate flooring and uPVC double glazed window. LOUNGE 5.64m(18'6'') into bay x 3.76m(12'4'') approx With contemporary inset electric fire, TV point, coving, laminate flooring and uPVC double glazed bay window. STUDY AREA With coving. DINING AREA 3.30m(10'10'') x 2.51m(8'3'') approx With TV point, coving, laminate flooring and archway to Kitchen. KITCHEN 3.10m(10'2'') x 2.59m(8'6'') approx With a range of contemporary fitted floor and wall units incorporating built-in appliances comprising electric double oven/grill and four-ring gas hob with stainless steel extractor canopy over, 1? bowl sink unit with mixer tap, laminate working surfaces, tiled splashbacks, plumbing for dishwasher, laminate flooring and uPVC double glazed window overlooking the rear garden. Archway to Utility Area. UTILITY AREA 2.95m(9'8'') x 1.73m(5'8'') approx With contemporary fitted floor and wall units with plumbing for automatic washing machine, space for tumble dryer and fridge/freezer, laminate working surfaces, tiled splashbacks, coving, laminate flooring and uPVC double glazed French doors leading to outside decked area. FIRST FLOOR LANDING AREA With coving, uPVC double glazed window and fixed staircase leading to Loft Area. BEDROOM 1 4.72m(15'6'') into bay x 2.59m(8'6'') to robe Measurements up to front of wardrobes. With fitted sliding wardrobes to one wall and uPVC double glazed bay window to the front elevation. ALTERNATIVE VIEW BEDROOM 2 3.68m(12'1'') x 3.35m(11'0'') maximum With fitted wardrobes and uPVC double glazed window overlooking the rear garden. ALTERNATIVE VIEW BEDROOM 3 2.26m(7'5'') x 2.24m(7'4'') approx With uPVC double glazed window. BATHROOM With a contemporary suite comprising bath with shower over, shower screen, vanity basin with cupboards, fully tiled walls, heated towel rail, inlaid spotlights, feature flooring and uPVC double glazed window. SEPARATE WC With a contemporary suite comprising low flush WC, fully tiled walls, inlaid spotlights, feature flooring and uPVC double glazed window. SECOND FLOOR LOFT AREA With Velux window, eaves storage and useful storage cupboard. LOFT AREA PLEASE NOTE THAT THIS AREA DOES NOT HAVE CURRENT BUILDING REGULATION APPROVAL AND CAN ONLY BE CLASSED AS STORAGE SPACE RATHER THAN LIVING ACCOMMODATION. OUTSIDE To the front of the property, there is a brick boundary wall and a gravelled driveway providing off-street parking and access to a single detached garage. A particular feature of the property is the rear garden which enjoys a southerly aspect. Directly adjoining the rear of the property is an extensive area of decking with a further area to the rear to take advantage of the evening sun. The garden is laid mainly to lawn with established shrubs and borders with fenced boundaries REAR VIEW OF PROPERTY COUNCIL TAX From a verbal enquiry we are led to believe that the Council Tax band for this property is Band D. We would recommend a purchaser make their own enquiries to verify this. FLOOR PLAN - GROUND FLOOR This plan is included as a service to our customers and is intended as a GUIDE TO LAYOUT only.
Dimensions are approximate.
NOT TO SCALE. FLOOR PLAN - FIRST FLOOR This plan is included as a service to our customers and is intended as a GUIDE TO LAYOUT only.
Dimensions are approximate.
NOT TO SCALE. FLOOR PLAN - SECOND FLOOR This plan is included as a service to our customers and is intended as a GUIDE TO LAYOUT only.
Dimensions are approximate.
NOT TO SCALE. FIXTURES & FITTINGS Fixtures and fittings other than those specified in this brochure, such as carpets, curtains and light fittings, may be available subject to separate negotiation. If there are any points of particular importance to you, please contact the office and we will be pleased to check the information for you. AGENTS NOTE For clarification, we wish to inform prospective purchasers that we have not carried out a detailed survey, nor tested the services, appliances and specific fittings for this property. All measurements and floor plans provided are approximate and for guidance purposes only.
Matthew Limb Estate Agents Ltd for themselves and for the vendors or lessors of this property whose agents they are give notice that (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute any part of an offer or contract; (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct and any intending purchaser or tenant should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them

(iii) no person in the employment of Matthew Limb Estate Agents Ltd has any authority to make or give any representation or warranty whatever in relation to this property.
If there is any point which is of particular importance to you, please contact the office and we will be pleased to check the information, particularly if you contemplate travelling some distance to view the property. VALUATION SERVICE If you have a property to sell we would be delighted to provide a free
o obligation valuation and marketing advice. Call us now on 01482 669982. VIEWING Strictly by appointment through the agent. Brough Office 01482 669982. FREE IPHONE/IPAD APP Search our property register anywhere, anytime. Download our FREE App by visiting the iTunes store or Google Play and searching for Matthew Limb. VIEWING APPOINTMENT TIME ....................DAY/DATE ............................................
SELLERS NAME(S) ....................................................................
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