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" This spacious first floor apartment forms part of a conversion from The Royal Hotel right in the heart of Boston Spa. The property is currently let, with a tennant in situ at least until 2nd March 2011 at an agreed rent of £695 pcm. Refurbished and maintained to a high standard with the benefit of gas central heating and double glazing, the property offers an entrance lobby, private entrance hall, living room open to an excellent fitted kitchen including built in appliances. The master bedroom has an ensuite shower room, there is a further bedroom and bathroom. Outside there is an allocated car parking space and communal gardens.

GROUND FLOOR ENTRANCE LOBBY An excellent feature offering additiional privacy.
Entrance door to the front with intercom entry system . Storage cupboard housing the electricity meter, stairs rising off to first floor. Ceiling spots. PRIVATE FIRST FLOOR LANDING window to side with attractive feature stained glasswork. Double radiator. Security video entrance phone. Airing cupboard with gas central heating boiler. Doors to all rooms. LIVING ROOM/KITCHEN 6.02m(19'9'') x 3.56m(11'8'') Living area with double glazed sash window to rear and double radiator.
Kitchen area fitted with an excellent range of range of base and wall mounted units with complimentary worksurfaces and inset one and a half bowl sink and drainer. Built in Smeg 4 ring gas hob and single oven, canopy hood above. Built in Smeg washing machine and dishwasher, vertical fridge freezer, ceiling spot track. Sash window to rear. BEDROOM 1 3.58m(11'9'') x 3.40m(11'2'') Double glazed sash window to front, double radiator. Built in storage cupboard.
ENSUITE SHOWER ROOM Fitted with Shower cubicle with Grohe shower, wash hand basin and low flush wc. Chrome heated towel rail. inset ceiling spots, ceiling extractor fan. Tiled walls. BEDROOM 2 3.73m(12'3'') x 2.64m(8'8'') Double glazed window to front, radiator. BATHROOM Fitted with pedestal wash hand basin, low level wc and panelled bath with central mixer taps and shower attachment. Chrome heated towel rail, extractor fan, half tiled walls. OUTSIDE Allocated car parking space and comunal gardens. COUNCIL TAX BAND This property has been placed in Valuation Band C. TENURE 999 year lease commenced 1st January 2004.
Ground Rent ?10.00 per annum. Service charge approx ?250.00 per annum. SERVICES All mains services are understood to be connected to this property. GENERAL Maxwell Hodgson Ltd wish to inform prospective purchasers that we have not carried out a detailed survey, nor have we tested any of the appliances or heating system and cannot give any warranties as to their full working order. Purchasers are advised to obtain independent specialist reports if they have any doubt. All measurements are approximate and should not be relied upon for carpets or furnishings. Important notice.
1. No description given about this property or its value, whether written or verbal or whether or not in these Particulars (information) may be relied upon as a statement or respresentation of fact. Neither Maxwell Hodgson Ltd nor its joint agents have any authority to make any respresentation and accordingly any information given is entirely without responsibility on the part of Maxwell Hodgson Ltd or the seller.
2. Any photographs (and artists impressions) show only certain parts of the property at the time that they were taken. Any areas, measurements or distances given are approximate only.
3. Any reference to alterations to, or use of any part of the property is not a statement that any necessary planning, building regulations or other consent has been obtained. These matters must be verified by any intending buyer.
4. Any buyer must satisfy himself by inspection or otherwise as to the correctness of any information given.
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