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"SITUATION From Goole take the A614 towards Howden and at the mini roundabout adjoining the former Ferryboat Public House turn left towards Selby. Proceed for approximately half a mile and at the Knedlington crossroads turn right into Knedlington Road. Proceed through the "S" Bend and at the crossroads turn right into Buttfield Road. Take the second left turn into Buttfield Lane and then the second right turn into Orchard Way. The property will be found on the left handside clearly marked by one of our distinctive For Sale Boards.

THE PROPERTY This consists of a well presented Semi Detached Dormer Bungalow being situated in a small quiet cul de sac towards the edge of the historic Market Town of Howden which is convenient for commuting to the Cities of Hull, York and Leeds and is within one mile of Junction 37 of the M62 Motorway. The good sized accommodation presently comprises

GROUND FLOOR

ENTRANCE HALL UPVC front door, radiator and staircase to the first floor.

CLOAKROOM White low flush WC and part ceramic tiled walls.

LOUNGE 15 0" x 14 9" 4.57m x 4.5m Feature fireplace surround with cast iron and tiled inset. Built in cupboards to alcoves, radiator, timber floor and sliding doors into

LIVING KITCHEN 21 0" x 10 9" 6.4m x 3.28m Extensive range of units comprising sink unit, base units with worktops having upstands, pan drawers, larder unit and breakfast bar. Built in oven and hob. Integrated fridge, freezer and washing machine. Contemporary radiator, part timber floor and French doors leading to the rear garden.

FIRST FLOOR

LANDING This is approached via the staircase from the Entrance Hall and opening from the Landing which has a cupboard housing gas central heating boiler are

FRONT BEDROOM 11 9" x 9 6" 3.58m x 2.9m Built in cupboards and radiator.

REAR BEDROOM 12 9" x 11 9" 3.89m x 3.58m Radiator.

REAR BEDROOM 8 6" x 8 0" 2.59m x 2.44m Radiator.

BATHROOM White suite comprising panelled in bath, vanity washbasin and low flush WC. Shower overbath with side screen. Heated towel rail and ceramic tiled walls.

TO THE OUTSIDE Concrete sectional GARAGE with up and over door to front, power laid on, personal door to side and driveway approach from Orchard Way, which provides additional Off Street Parking.

The property has delightful mature gardens to front and rear, together with patio, raised planters and play area to rear.

SERVICES It is understood that mains drainage, mains water, electricity and gas are laid to the property. There is gas fired central heating to radiators and windows are double glazed with uPVC framed sealed units.

None of the services or associated appliances have been checked or tested.


COUNCIL TAX It is understood that the property is in Council Tax Band C, which is payable to the East Riding of Yorkshire Council.

VIEWING Should you wish to view this property or require any additional information, please ring our Goole Office on .

OFFER PROCEDURE If you are interested in this Property and wish to make an Offer then this should be made to the Townend Clegg & Co Office dealing with the Sale. I would point out that under the Estate Agency Act 1991, you will be required to provide us with the relevant Financial Information for us to verify your ability to proceed with the purchase, before we can recommend your Offer to the Vendor. It will also be necessary for you to provide Proof of Identification in order to adhere to Money Laundering Regulations.

PROPERTY TO SELL Take advantage of our very competitive fees, ring to arrange your Free Marketing Advice and Appraisal.

WHETHER BUYING OR SELLING LET US SMOOTH THE PATH TO YOUR NEW HOME.


ENERGY PERFORMANCE GRAPHS An Energy Performance Certificate is available to view at the Agent s Offices and the Energy Efficiency Rating and Environmental CO2 Impact Rating Graphs are shown.

FLOOR PLANS These floor plans are intended as a guide only. They are provided to give an overall impression of the room layout and should not be taken as being scale drawings.
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