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" Within walking distance of Brough station, sizeable three bedroomed property with garage

Introduction Ideally placed within walking distance of Brough railway station is this traditional end terraced house. Offering well proportioned accommodation in excess of 1,300 sqft, the property incorporates traditional features with modern day living. Arranged over two floors, the layout briefly comprises a welcoming entrance hallway with cloaks/wc, a lounge with feature fireplace, a day room with patio doors leading to outside and a 18ft dining kitchen with modern units. At first floor level, there are three good sized bedrooms and a sizeable family bathroom with corner bath and shower facility. The accommodation has the benefit of gas-fired central heating and replacement uPVC double glazing. There is an enclosed courtyard garden in addition to a single garage. Viewing highly recommended to appreciate this most deceptive property. Location The property is situated on Station Road and is ideal for commuters being within walking distance of Brough's mainline railway station. Brough is a growing community and provides a good range of local shops including Sainsbury Local and Morrisons supermarkets, post office, doctors? surgery, primary schooling and general amenities. Secondary schooling can be found at South Hunsley school in Melton. This developing village lies approximately 10 minutes to the west of Hull. Convenient access is available to the A63 leading to Hull city centre to the east and the national motorway network to the west. Accommodation Residential entrance door to: Porch With tiled floor and door to: Entrance Hallway With stairs to first floor level, coving, laminate flooring and uPVC double glazed window to the side elevation. Cloaks/WC With a contemporary suite comprising pedestal wash hand basin and low flush WC, half tiling to walls, extractor fan and coving. Lounge 4.47m average x 3.96m approx (14'8 average x 13'0 With feature fireplace with marble insert and hearth and coal-effect gas fire, TV point, understairs cupboard, coving and uPVC double glazed window to the front elevation. Day Room 4.32m x 3.28m approx (14'2 x 10'9 approx) With TV point, coving, laminate flooring, uPVC double glazed patio doors leading to outside. Arch to: Dining Kitchen 5.72m overall x 3.05m approx (18'9 overall x 10'0 With an extensive range of modern fitted floor and wall units incorporating one and a half bowl sink unit with mixer tap, space for cooker (gas point), extractor hood, plumbing for automatic washing machine, space for fridge and freezer, laminate working surfaces, tiled splashbacks, wine rack, cupboard housing gas boiler, space for table and chairs, coving, cushion flooring, uPVC double glazed windows to the side and rear elevations and external access door to the rear garden. Alternative View First Floor Landing Area With wall light point, coving and uPVC double glazed window to the side elevation. Bedroom 1 4.34m x 3.38m approx (14'3 x 11'1 approx) With fitted wardrobes, shelved alcove, wall light points and uPVC double glazed window to the rear elevation. Bedroom 2 3.89m x 3.00m plus wardrobes approx (12'9 x 9'10 p With alcove cupboards, coving and uPVC double glazed window to the front elevation. Bedroom 3 3.78m x 1.85m

(12'5 x 6'1) With loft access hatch, coving and uPVC double glazed window. Family Bathroom 3.38m x 3.00m approx (11'1 x 9'10 approx) With a suite comprising corner bath, pedestal wash hand basin, low flush WC and tiled shower cubicle, fully tiled walls, inlaid spotlights, uPVC double glazed windows and cushion flooring. Outside There is an enclosed courtyard garden which enjoys a westerly aspect. There is gated pedestrian access and a single garage which is accessed from Saltsground Road. Single Garage AGENTS NOTE For clarification, we wish to inform prospective purchaseres 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. Council Tax Band From a verbal enquiry we are led to believe that the Council Tax band for this property is Band B. We would recommend a purchaser make their own enquiries to verify this. 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. Tenure Freehold Viewing Strictly by appointment through the agent. Brough Office 01482 669982. Photograph Disclaimer In order to capture the features of a particular room we will mostly use wide angle lens photography. This will sometimes distort the image slightly and also has the potential to make a room look larger. Please therefore refer also to the room measurements detailed within this brochure. 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. Stamp Duty Reforms 4 Dec 2014 Purchase Price of Property New Rates Paid on the Part of the Property Price Within Each Tax Band ?0 - ?125,000 0% ?125,001 - ?250,000 2% ?250,001 - ?925,000 5% ?925,001 - ?1,500,000 10% ?1,500,001 and over 12% Should you have any queries please contact our office for clarification. Viewing Appointment TIME ....................DAY/DATE ............................................ SELLERS NAME(S) .................................................................... "