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" STAMP DUTY PAID BY VENDOR BEFORE CHRISTMAS 2013 SUBJECT TO CONDITIONS. A deceptively spacious & attractively updated semi det'd cottage, situated in the pretty semi rural village of High Melton . Exclusively refurbished in 2008 to include new Shaker style kitchen (host of appliances), new contemporary style bathroom (with bath & separate shower), Upvc double glazed, mains GFCH system, new roof & rewiring. Comprising: Ent lobby, lounge, dining kitchen, rear lobby, landing, 2 first floor double beds & bathroom, plus large top floor bedroom. South facing rear patio & garden, plus rear parking for 2 cars. VIEWING REC. EER E

PREMIUM LISTING PREMIUM LISTING A deceptively spacious and attractively updated rendered semi detached cottage, complimented by south facing rear gardens and off road parking, in the heart of the pretty semi rural village of High Melton.
The cottage was extensively refubished in 2008 to include a new Oak effect Shaker style fitted kitchen (incorporating a host of built-in appliances), new contemporary style bathroom

(with 4 piece suite including bath and separate shower cubicle), mains gas fired central heating system, new roof and rewiring.
The cottage also benefits from upvc double glazed windows and external doors and briefly comprises of: side entrance lobby, rear lounge, dining kitchen (with built-in electric oven, 4 ring gas hob, stainless steel microwave and integral dishwasher), rear entrance lobby, first floor landing giving access to 2 first floor double bedrooms and bathroom; fixed staircase rises from the first floor landing to large top floor double bedroom.
The cottage has lawned front gardens behind low level stone walled front boundary. Pleasant low maintenance south facing rear gardens having paved 'sun trap' patio area, lawned gardens, and block paved double width car hard standing providing side by side parking for two cars, accessed from the rear.
VIEWING RECOMMENDED BY APPOINTMENT VIA SELLING AGENTS ON DONCASTER 327341 GENERAL SITUATION AND DIRECTIONS
The highly sought after semi rural village of High Melton is situated approximately 5 miles west of Doncaser town centre and approximately 1 mile west of Sprotbrough village. High Melton also enjoys ease of access to the A1(M), opening up many other towns and cities within comfortable commuting distance. Sprotbrough village has a good selection of local shops and services.
Driving from Doncaster town centre over the new St Georges Bridge, follow the signs for the A638 York Road, turning immediately left under the railway bridge flyover onto Sprotbrough Road. Follow Sprotbrough Road into Sprotbrough village leading out onto Melton Road. Continue through Sprotbrough village out to High Melton, with the property situated on the left hand side on entering the village. The vehicular access to the property is accessed off a private lane immediately after the pair of cottages. ACCOMMODATION Side upvc double glazed entrance door opens into: SIDE ENTRANCE LOBBY With stairs rising to first floor and door through to lounge. LOUNGE 4.75m(15'7'') x 4.19m(13'9'') (Main useable space)
A spacious rear facing lounge with gas fire mounted to ceramic tiled fireplace and hearth. Double panel radiator, telephone point and power points. Built-in shelved storage cupboard. Understairs storage cupboard. Door off to rear lobby and access through to dining kitchen. DINING KITCHEN 5.97m(19'7'') x 2.46m(8'1'') (At widest points)
A stylsihly appointed front facing dining kitchen having modern range of natural Oak effect Shaker style units. Incorporating stainless steel electric oven, 4 ring stainless steel gas hob with extractor filter over, stainless steel built-in microwave and integral dishwasher. Stainless steel sink and single drainer with mixer tap unit inset to black laminate worktops extending around three wall areas. Slate effect ceramic tiled floor throughout the dining kitchen. Plumbed for automatic washer, double panel radiator and power points. Modern energy efficient Worcester gas boiler serving central heating system and domestic hot water. REAR ENTRANCE LOBBY With single panel radiator and power points. Upvc double glazed external doors opens out to rear gardens. FIRST FLOOR LANDING With doors off to two double bedrooms and bathroom. Single panel radiator and power points. Stairs rise off to top floor double bedroom. BEDROOM 1 4.22m(13'10'') x 3.96m(13'0'') A rear facing first floor double bedroom with pleasant rear farmyard and countryside views. Deep walk-in wardrobe. Double panel radiator, t.v. aerial point and power points. BEDROOM 2 3.86m(12'8'') x 2.46m(8'1'') A front facing dormer style double bedroom with single panel radiator and power points. BATHROOM A nicely appointed bathroom with modern contemporary style 4 piece suite including panelled bath with chrome mixer tap unit and shower attachment. Separate curved glass corner entry shower cubicle with chrome mains shower. Vanity wash basin with Walnut effect cabinets below and matching enclosed cistern low level flush w.c. Double panel radiator and extractor fan. Tiled to main suite areas. Stairs rise to: TOP FLOOR LANDING With door through to: BEDROOM 3 4.78m(15'8'') x 4.27m(14'0'') A large side facing double bedroom with some original painted beams. Double panel radiator and power points. Two built-in wardrobe cupboards. OUTSIDE The property has a lawned front garden behind a stone walled front boundary. REAR GARDENS Pleasant low maintenance rear gardens enjoying a south facing rear aspect. Including paved 'sun trap' patio area, with remaining gardens largely laid to lawn.
Block paved double width car hard standing within the rear gardens providing side by side parking for two cars and accessed off rear service road. REAR FRONT 2 DATED - 14TH JUNE 2013 DISCLAIMER
Whilst every care has been taken in the preparation of this leaflet, if there are any points upon which you are relying, please confirm them with the vendor or valuer before viewing or especially before making an offer. We cannot guarantee that the information is correct and if any items are important to you, you must ask us to produce the evidence you require before viewing or making an offer, and especially ask your solicitor to make these checks before exchanging contracts. Please also remember that this leaflet may have been prepared some time ago, and that the measurements may have been taken using an electronic tape measure. They, like any distances mentioned are for guidance only and should under no circumstances be relied upon.
Please note that none of the services or appliances connected to or fitted within this property have been tested, and purchasers are advised to make their own checks where necessary. No guarantee can be given that they are in working order.
We have not checked rights of way, footpaths, covenants, easements, wayleaves, nor existing or proposed planning permissions or building regulations concerning this property or the surrounding area.
Internal photographs are reproduced for general information, and it must not be inferred that any item shown is included in the sale.
Please note all photographs have been taken using a wide angled lens to show as much detail as possible.
OFFER PROCEDURE
To make an offer on this property, simply telephone or call into our office and supply us with the relevant details which will be passed on to our vendor client. Please note in order to advise our client regarding any offer received, we will need to establish your ability to proceed, which will include financial qualification by an Independent Financial Advisor, in confidence, in order that we may discharge our responsibility. We also have an obligation under Money Laundering Laws to check all prospective purchasers identification.
LETTINGS DEPARTMENT
If you have a property you wish to rent out contact us on 01302 327341 and speak to Dana Rose who has over 18 years experience.
VALUATION AND HOUSE BUYERS REPORTS
If the house you eventually buy is not for sale through ourselves, we can carry out a private valuation or house buyers report on your behalf. Our surveyors Paul Freeman FRICS and Julian Brown MRICS have over 35 years experience between them of valuing in the Doncaster area. Tel: 01302 327341 to discuss your requirements.
This footer paragraph is an example only and should not be relied upon as complying with current legislation. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.
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