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" A traditional stone built semi-detached family home which provides a superb self-contained granny annex to the rear situated within this well established residential area within easy walking distance of the High Street and Market Square. The property is equipped with gas fired central heating and sealed double glazing to the accommodation briefly comprising; entrance porch, bay fronted sitting room, separate dining room, kitchen, granny annex accommodation which provides kitchen/utility room, fully tiled wet room and double bedroom/second sitting room. Arranged over the first and second floors are four good sized bedrooms and family bathroom. To the front is a paved driveway providing off-street parking. Situated to the rear is a most delightful south facing garden on various levels with ornamental fish pond and waterfall.

SITUATION The property is approached from our office by proceeding down the High Street to the traffic lights at Bond End, take a right hand turn onto Boroughbridge Road, take an immediate right hand turn after the garage into Stockwell Lane, proceed over the railway bridge via the traffic lights and take the first left hand turn into Hambleton Grove, number 28 is situated on the right hand side as indicated by our for sale board. STRUCTURE The property comprises a substantial stone built semi-detached family home under a tiled roof. ENTRANCE PORCH Half glazed natural wood front entrance door, natural wood panelling to the ceiling, window to the front and fully glazed door leading to SITTING ROOM 4.53m(14'10'') x 4.41m(14'6'') With sealed double glazed window to the front elevation in natural wood frames and windowsill, feature brick fireplace with corner return forming a tv shelf with a fitted living flame gas fire with display niches, telephone point, moulded ceiling cornicing, natural wood skirting boards, four display wall light points, single radiator, further double radiator, fitted bookshelves into the recess, open access with pine architrave leading to INNER LOBBY With knotted pine ceiling, recessed downlights, built-in cloaks cupboard with cupboard above, additional built-in understairs storage cupboard and archway leading to DINING ROOM 4.60m(15'1'') x 4.43m(14'6'') Exposed feature brick to two walls including the chimney breast, stairs to the first floor, cast iron wood burning stove, terracotta wine rack, tiled shelving with glass display cupboard above, exposed ceiling beams, central heating radiator, sealed double glazed window to the rear, two display wall light points, stained flooring, sliding doorway leading to KITCHEN 4.99m(16'4'') x 2.05m(6'9'') With ceramic tiled floor, wood effect laminated working surfaces to two walls with a double bowl stainless steel sink unit with mixer tap, freestanding Glow Worm gas fired central heating boiler, knotted pine panelling to the ceiling and the walls, built-in stainless steel four ring gas hob with matching extractor hood above, fitted wall cupboards with concealed lighting with natural wood door with wrought iron fittings, multi-pane door leads to the exterior, sealed double glazed window to the side, recessed down lights, access to the loft area, natural wood multi-pane door leads through to KITCHEN/UTILITY ROOM 4.08m(13'5'') x 3.11m(10'2'') (average) With central heating radiator, attractive ceramic tiled floor, working surfaces with a recessed stainless steel sink unit with mixer tap, wall cupboards, wall mounted Worcester gas fired central heating combination boiler, tiled splashback, sealed double glazed window with natural wood windowsill to two sides, recessed downlights, further matching working surfaces with cupboard and drawers beneath, plumbing for washing machine and tumble dryer, two central heating radiators, half-glazed stable doorway leading to a rear porch which has a quarry tiled floor, inner doorway with bevelled glass leading to an inner lobby area giving access to a WET ROOM Being fully tiled with recessed downlights, white pedestal wash hand basin, mixer tap, low line wc, corner adjustable mains shower with mixer tap, wall mounted ladder radiator, sealed double glazed window to the rear, natural wood door and doorway leading to BEDROOM/SITTING ROOM 3.98m(13'1'') x 3.67m(12'0'') With sealed double glazed windows to two sides, matching fully glazed door leading to exterior, two central heating radiators, three up lighters, recessed downlights and ceiling cornicing. LANDING With painted hand rail and turned spindles. BEDROOM 1 3.81m(12'6'') x 3.44m(11'3'') With three double wardrobes to one wall with louvred doors and cupboards above, knotted pine panelling to two walls, double radiator, matching built-in dressing table with louvred doors to the front, sealed double glazed window to the front, recessed downlights and telephone point. BEDROOM 2 3.01m(9'11'') x 2.58m(8'6'') With built-in airing cupboard, additional built-in wardrobe with sliding door, central heating radiator, built-in solid bunk beds with a natural wood workstation to the side, ample storage beneath the bunk beds, range of natural wood bookshelves and window to the rear. BATHROOM Recently re-equipped with a new modern white suite comprising; curved bath with curved shower screen and mains adjustable power shower, fully tiled walls, pedestal wash basin, low line wc, matching tiled flooring, chrome ladder radiator and fitted wall mirror. BEDROOM 3 4.09m(13'5'') x 2.47m(8'1'') With knotted pine panelling, built-in unit which incorporates wardrobe with shelving and curtain to the front, sealed double glazed dormer window to the rear, central heating radiator, access to the eaves providing additional storage space and recessed downlights. BEDROOM 4 4.11m(13'6'') x 2.24m(7'4'') With central heating radiator, Velux roof light, telephone point, access to loft area and access into the eaves providing additional storage. OUTSIDE To the front is an attractive paved shared driveway providing off-street parking for one vehicle with a wrought iron gate leading to the rear courtyard, exterior lighting, pathway leading to the side of the property. GARDEN STORE With electric light stirp light and fitted shelving. To the rear and undoubted feature is a most delightful garden with steps and wrought iron railings, the garden is on varying levels with gravel and drawf walling, apple trees, ornimental fish pond, ornimental water feature, plum tree, flower borders, enclosed vegetable garden with rustic fencing and climbing roses, aluminium framed greenhouse and stone flagged flooring. SERVICES All mains services are connected to the property.
None of the services referred to in these particulars have been tested and we are therefore unable to comment as to their condition or suitability. Any intending purchaser should satisfy themselves through their own enquiries. COUNCIL TAX We are verbally informed by Harrogate Borough Council that the Council Tax Band for the property is C. TENURE We understand the tenure of the property to be freehold although we have not had sight of any title deeds or any other legal documents. VIEWING By arrangements with sole agents:
Stephensons Estate Agents, 85 High Street, Knaresborough, HG5 0HL Telephone: 01423 867700
email: knaresborough@stephensonsestateagents.co.uk K4190.02.08
FREE VALUATION We are pleased to offer a free valuation service for prospective purchasers considering a sale of their own property. Our valuation staff can advise with regard to marketing, without obligation. PROPERTY MISDESCRIPTIONS Stephensons with Boulton and Cooper for themselves and for the vendors or lessors of this property for whom they act, give notice note:
i. These particulars are a general outline only, for the guidance of prospective purchasers or tenants, and do not constitute the whole or any part of an offer or contract;
ii. Stephensons with Boulton and Cooper cannot guarantee the accuracy of any description, dimensions, references to condition, necessary permissions for use and occupation and other details contained herein and prospective purchasers or tenant must not rely on them as statements of fact or representations and must satisfy themselves as to their accuracy.
iii. No employee of Stephensons and Boulton and Cooper has any authority to make or give any representation or warranty to enter into any contract whatever in relation to the property.
iv. Stephensons, Boulton and Cooper will not be liable, in negligence or otherwise, or any loss arising from the use of these particulars and;
v. The reference to any plant, machinery equipment, services, fixtures or fittings or fittings at the property shall not constitute a representation (unless otherwise stated) as to the state or condition or that it is capable of fulfilling its intended function. Prospective purchasers/tenants should satisfy themselves as to the fitness of such items for their requirements.
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