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"Enjoying an idyllic level location with fine open southerly views at the front directly across the adjacent River Aire towards fields and countryside, this attractively improved and well equipped stone terraced cottage includes two first floor bedrooms together with the advantage of a useful second floor attic room.

Including gas central heating, sealed unit double glazing, quality fittings and fixtures, this very appealing cottage is superbly situated only minutes walking distance away from all local amenities in Gargrave village central whilst beautiful open countryside is also nearby.

Certainly providing an exciting opportunity and with much to commend it, the property is very strongly recommended for inspection, comprising briefly

An entrance hall, a living room and a fitted dining kitchen with cream fronted units, oak block worktops and built in appliances. On the first floor are two bedrooms and a contemporary shower room. The large front bedroom enjoys superb long distance open views beyond the River Aire and also gives access to a useful second floor attic room with skylight windows. The easily manageable front garden provides a delightful sitting out area enjoying fine southerly aspects with open views beyond the adjacent River Aire. There is also a small flagged area at the rear of the cottage and two stone out buildings store places.

Surrounded by beautiful open countryside adjacent to the River Aire and the Leeds Liverpool canal, the very popular village of Gargrave is served by a good variety of local amenities including everyday shops, a Co op, a chemist, a primary school, a Church, public houses restaurants, a village hall, community events, sports clubs, a bus service and a railway station offering a regular service to Skipton, Keighley, Bradford and Leeds together with the scenic Settle to Carlisle line.

The historic market town of Skipton known as the Gateway to the Dales is only circa four miles away providing extensive shopping and recreational facilities together with excellent secondary schooling.

The business centres of West Yorkshire and East Lancashire are within comfortable daily commuting distance.

The property comprises in further detail

GROUND FLOOR

ENTRANCE HALL
With a substantial bespoke front entrance door. Central heating radiator. Oak flooring. Staircase to the first floor.

LIVING ROOM
12 10" x 11 7" With sealed unit double glazing providing fine long distance open views directly beyond the River Aire towards countryside. Double central heating radiator. Oak flooring. Fireplace recess with a substantial timber over mantel and a cast iron solid fuel style gas stove on a stone flagged hearth. Fitted floor to ceiling display shelves. Built in base cupboard and a glazed display cabinet to one side alcove. Deep built in store place under stairs including stone shelves and an electric light.

FITTED DINING KITCHEN
11 3" x 9 7" Well equipped with a range of cream fronted units providing contrasting oak block worktop surfaces having tiled surrounds. One and a half bowl stainless steel sink and drainer. Built in AEG oven in stainless steel finish with a four ring ceramic hob having an extractor hood above. Integrated AEG dishwasher. Plumbing for an automatic washing machine. Tiled flooring. Double central heating radiator. Sealed unit double glazing. Integrated fridge and freezer. Fitted ceiling spotlights and down lights beneath the wall units. Substantial external door including sealed unit double glazing.

FIRST FLOOR

LANDING

BEDROOM ONE
12 10" x 11 8" With sealed unit double glazing providing superb long distance open views beyond the River Aire towards fields and countryside. Double central heating radiator. Range of wardrobes with an integral chest of drawers. Recessed ceiling spotlights.

BEDROOM TWO
9 8" x 6 7" With sealed unit double glazing and a central heating radiator. Varnished pine boarded flooring. Recessed ceiling spotlights.

SHOWER ROOM
With a quality three piece white suite comprising a large walk in shower cubicle having a glass screen, a Mira independent shower and mermaid wall panelling together with a low suite WC and also a hand wash basin which is recessed into a vanity cabinet. Contrasting full height wall tiling. Tiled flooring. Ladder central heating radiator in chrome finish. Extractor fan.

From the large main bedroom is an enclosed staircase including a Vaillant gas central heating boiler and giving access to a

SECOND FLOOR

ATTIC ROOM
14 10" including stairwell x 10 2" With two skylight windows, a double central heating radiator, varnished pine boarded flooring, three exposed beams and fitted lighting. Loft insulation has also been installed, when the attic room was converted. Access to roof void storage.

OUTSIDE
There is an easily manageable front garden directly overlooking the River Aire enjoying superb long distance open southerly views towards fields and countryside beyond. The front garden includes a flowerbed rockery, a small strip of lawn, bushes and a flagged patio which offers a very pleasant sitting out area. Stone front boundary wall. Right of pedestrian access.

There is a small open plan flagged area at the rear of the cottage.

TWO STONE OUT BUILDINGS STORE PLACES

COUNCIL TAX BAND
The council tax band quoted for this property on the Gov.UK website is Band C

TENURE
The tenure for this property is Freehold.

SERVICES All mains services are installed.

Please note we have not been able to test the equipment or installations in this property and recommend that prospective purchasers arrange for a qualified person to check any appliances before entering into any commitment.

VIEWING Strictly by arrangement with HARRISON BOOTHMAN. All potential viewers are advised to read a copy of our PRIVACY POLICY which can be found on our website. Alternatively a written copy is available on request.

Tel Skipton 799993

Any floor plans are provided for informational and illustrative purposes only. Although we endeavour to provide truthful representation, we do not in any way warrant the accuracy of the floor plan information and the floor plan layout and measurements may contain errors and omissions. We are not liable for and do not accept any liability relating to any loss or damage suffered as a direct or indirect result of use of any information on the floor plan. The extent of the property and its boundaries are subject to verification by inspection of the title deeds.

These particulars were prepared from observation together with information supplied by the Vendor. We have not carried out a detailed professional survey.

Ref RAH250425

If you are thinking of selling your property HARRISON BOOTHMAN will be pleased to provide a FREE VALUATION for sale purposes.

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