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" **HUGE KITCHEN**

GROUND FLOOR ACCOMMODATION ENTRANCE Property is accessed via a steel reinforced security door in a wood grain effect with uPVC double glazed frosted glass top light. Accesses main living room. LIVING ROOM 3.73 X 3.40 (12'3' X 11'2') *Measured maximum size into chimney breast alcoves.
With traditional floor mounted gas fire on a tiled back and hearth, uPVC double glazed window to front elevation and panel door provides access through to inner lobby and kitchen diner. INNER LOBBY 0.87 X 0.86 (2'10' X 2'10') With staircase leading to first floor accommodation and panel door providing access to dining kitchen. DINING KITCHEN 3.75 X 3.59 (12'4' X 11'9') *With added understairs storage cupboard.
With a range of fitted base and wall units with a slate effect roll edge laminate work top and inset single bowl stainless steel sink and drainer with chrome mixer tap over. Space for free standing gas cooker. Traditional gas fire on a tiled back and hearth and uPVC double glazed window looking to rear elevation into rear sunroom conservatory. UPVC double glazed door with frosted central gas panel provides access through to sunroom conservatory. SUNROOM CONSERVATORY 2.94 X 1.65 (9'8' X 5'5') Being of timber framed construction with a polycarbonate roof and single glazed windows throughout. With space and plumbing for an automatic washing machine. Twin panel single glazed timber door provides access through to rear yard where there are outhouse storage sheds and outside toilet available although they have been disused for a number of years. FIRST FLOOR ACCOMMODATION FIRST FLOOR LANDING 1.86 X 1.82 (6'1' X 6'0') Being 'L' shaped with doors leading to bedroom one and lobby way leads to bedroom two and bathroom. BEDROOM ONE 3.73 X 3.39 (12'3' X 11'1') *Measured maximum size into alcove around chimney breast.
With a uPVC double glazed window to front elevation and handy overstairs storage cupboard which also provides loft access. The old fireplace has been removed and blocked over. BEDROOM TWO 3.58 X 1.82 (11'9' X 6'0') With uPVC double glazed windows to rear elevation providing views over surrounding region. BATHROOM 2.62 X 1.79 (8'7' X 5'10') *Measured maximum size including built in storage cupboard housing the water cylinder tank and header tank.
Bathroom has a three piece suite in a light colour including a panel bath with chrome mixer taps over, concealed cistern w.c and vanity hand wash basin with chrome mixer taps over. UPVC double glazed frosted glass window to rear elevation and tiling is to full ceiling height on all walls. EXTERNAL FRONT To the front of the property on road parking is available. REAR To the rear is a small yard which has shared access with neighbouring properties and access can be gained to the out buildings. HEATING AND APPLIANCES The heating system and any appliances (including Burglar Alarms where fitted) mentioned in this brochure have not been tested by Park Row Properties. If you are interested in purchasing the property we advise that you have all services and appliances tested before entering a legal commitment to purchase. MAKING AN OFFER In order to comply with the Estate Agents (Undesirable Practises) Order 1991, Park Row Properties are required to verify 'the status of any prospective purchaser... This includes the financial standing of that purchaser and his ability to exchange contracts'. To allow us to comply with this order and before recommending acceptance of any offers, and subsequently making the property 'SOLD' each prospective purchaser will be required to demonstrate to 'Park Row Properties' that they are financially able to proceed with the purchase of the property.
We provide truly Independent Mortgage Advice. Unlike many companies we are not tied, and more importantly not targeted to any Lender. We have instant on-line access to over 1000 mortgage deals provided by over 100 Lenders ensuring we are unbeatable when identifying and recommending your new mortgage or re-mortgage requirements.
Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it. Written quotations available on request. Life assurance is usually required.
To arrange a no obligation appointment please contact your local office. MEASUREMENTS These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture. OPENING HOURS CALLS ANSWERED :
Mon, Tues, Wed & Fri - 9.00am to 5.30pm
Thursday - 9.00am to 8.00pm
Saturday - 9.00am to 5.00pm
Sunday - 11.00am to 3.00pm

TO CHECK OFFICE OPENING HOURS PLEASE CONTACT THE RELEVANT BRANCHES ON:
SELBY - 01757 241124
SHERBURN - 01977 681122
GOOLE 01405 761199
PONTEFRACT - 01977 791133
KIPPAX - 0113 8160111
CASTLEFORD - 01977 558480 STAMP DUTY ?0 - ?125,000 FREE*
Over ?125,000 - ?250,000 1% of the selling price
Over ?250,000 - ?500,000 3% of the selling price
Over ?500,000 - ?1,000,000 4% of the selling price
Over ?1,000,000 - ?2,000,000 5% of the selling price
Over ?2,000,000 7% of the selling price

*Certain disadvantaged areas are exempt from the Stamp Duty threshold up to ?150,000. Verification of these properties can be found on the Inland Revenue web site or via your solicitor. VIEWINGS Strictly by appointment with the sole agents.
If there is any point of particular importance to you we will be pleased to provide additional information or to make any further enquiries. We will also confirm that the property remains available. This is particularly important if you are travelling some distance to view the property. Directions From Cornmarket turn left onto Front Street (A639) and continue to follow A639. Continue to follow on Wakefield Road (A645). Take a left turn onto Girnhill Lane and the destination will be found on the right. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. "