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" This most attractive traditional semi detached house has been delightfully modernised over recent times to provide an ideal family home in one of Hessle's most sought after addresses. Accommodation includes welcoming hall, cloaks/WC, utility, spacious through lounge, kitchen, breakfast room, rear conservatory. Three first floor bedrooms, modern bathroom, fixed staircase up to loft area. Central heating, double glazing, parking and gardens (south to rear). MUST BE VIEWED !

INTRODUCTION This particularly attractive traditional semi detached house has been delightfully modernised over recent times to provide an ideal family home. The cul-de-sac of Marlborough Avenue is one of Hessle's most sought after addresses and the property itself enjoys a southerly aspect to the rear. The accommodation boasts central heating, uPVC framed double glazing and briefly comprises an entrance lobby, attractive hallway, cloaks/WC, useful utility room, spacious through lounge and a combination of kitchen, breakfast room and rear conservatory. At first floor level are three bedrooms and a modern four piece bathroom. A fixed staircase leads from the landing up to the loft area which whilst converted currently does not have full building regulation approval. Parking is available to the front whilst patios and a lawned garden extend to the rear. LOCATION Marlborough Avenue is one of Hessle's most desirable addresses and is a small cul-de-sac ofdistinctive traditional properties located off Barrow Lane. The property is therefore well placed for Hessle's excellent range of shops and amenities. Hessle is well placed for commuting with convenient access to the Clive Sullivan Way into Hull City Centre to the east or the A63/M62 motorway network to the west and the Humber Bridge lies nearby. ACCOMMODATION Residential entrance door to: ENTRANCE LOBBY With internal door to: ENTRANCE HALL With attractive staircase leading to the first floor off. Moulded coving. CLOAKS/WC With modern white suite comprising low level WC, wash hand basin, tiled surround and flooring. UTILITY ROOM A useful area for cloaks hanging and with plumbing for automatic washing machine. THROUGH LOUNGE 7.75m(25'5'') x 3.28m(10'9'') approx. Being twin aspect with window to the front and double doors leading out to the rear decked area. The focal point of the room is a feature fire surround with inset cobbled living flame style gas fire. Moulded coving to ceiling, recessed spot lighting and a run of fitted cupboards ideal for storage. BREAKFAST ROOM 4.14m(13'7'') x 3.00m(9'10'') approx. Window to side elevation, Karndean flooring, moulded coving. This room is open plan in style through to the kitchen. KITCHEN 3.00m(9'10'') x 2.90m(9'6'') approx. Having a range of fitted base and wall mounted unit with timber block work surfaces and tiled surround. Integrated oven, four ring gas hob with filter hood over, fridge, inset Belfast sink with mixer tap. Karndean flooring and window to side elevation. REAR CONSERVATORY 4.01m(13'2'') x 2.97m(9'9'') approx. Overlooking the rear garden with double doors leading out to the patio. Karndean flooring. LANDING An attractive landing with window to the front. BEDROOM 1 3.96m(13'0'') x 2.92m(9'7'') approx. Measurements up to fitted wardrobes, matching dressing table. Window to front elevation.
BEDROOM 2 3.66m(12'0'') x 2.97m(9'9'') approx. Measurements up to fitted wardrobes. Period cast fireplace to chimney breast, moulded coving. Window to rear elevation. BEDROOM 3 2.69m(8'10'') x 2.90m(9'6'') approx. Window to rear elevation. MODERN BATHROOM With suite comprising roll-top bath with mixer tap, pedestal wash hand basin, shower cubicle with multi-jet shower, low level WC, tiled surround and to floor. Heated towel rail.
LOFT LANDING A fixed staircase leads from the landing up to the second floor. LOFT AREA 2.92m(9'7'') x 3.10m(10'2'') approx. Plus further recess. This area has storage cupboards to the eaves, laminate flooring, recessed spotlighting, Velux window, radiator, power points and TV aerial point. This area has been converted for use although currently does not have full Building Regulation Approval to be classified as a room. OUTSIDE Parking extends to the front. To the rear lies paved and decked patio areas with lawn beyond. The rear garden enjoys a southerly facing aspect. OUTSIDE Parking extends to the front. To the rear lies paved and decked patio areas with lawn beyond. The rear garden enjoys a southerly facing aspect. FIXTURES & FITTINGS Fixtures and fittings other than those specified in this brochure, such as carpets, curtains and light fittings, may be available subject to separate negotiation. If there are any points of particular importance to you, please contact the office and we will be pleased to check the information for you. VIEWING Strictly by appointment through the agent. Brough Office 01482 669982. AGENTS NOTE For clarification, we wish to inform prospective purchasers that we have not carried out a detailed survey, nor tested the services, appliances and specific fittings for this property. All measurements and floor plans provided are approximate and for guidance purposes only.
Matthew Limb Estate Agents Ltd for themselves and for the vendors or lessors of this property whose agents they are give notice that (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute any part of an offer or contract; (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct and any intending purchaser or tenant should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them

(iii) no person in the employment of Matthew Limb Estate Agents Ltd has any authority to make or give any representation or warranty whatever in relation to this property.
If there is any point which is of particular importance to you, please contact the office and we will be pleased to check the information, particularly if you contemplate travelling some distance to view the property. VALUATION SERVICE If you have a property to sell we would be delighted to provide a free
o obligation valuation and marketing advice. Call us now on 01482 669982. VIEWING APPOINTMENT TIME ....................DAY/DATE ............................................
SELLERS NAME(S) ....................................................................
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