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" Stylishly Presented with Many Recent Improvements such as a Fitted Modern Kitchen and Stairs up to the Loft Area Makes This a Fantastic Family Home.

INTRODUCTION We are delighted to offer for sale this stylishly presented three bedroomed semi detached house which has been subject to significant improvement and upgrade in the last few years. Early viewing is strongly recommended to appreciate the quality and layout afforded. The accommodation boasts central heating, uPVC framed double glazing and briefly comprises an entrance lobby, cloaks/WC, attractive lounge with feature fireplace and a dining kitchen with a range of refitted units and appliances. At first floor level are three bedrooms (two fitted), ensuite shower room to master and a separate family bathroom. A staircase with LED lights to side leads up to the second floor landing and loft area which doesn't fully comply with building regulations, but does have a structural report confirming it is sound. This area is carpeted with Velux windows and radiator.
A garden lies to the front adjacent to which a driveway leads to a single garage. The rear garden incorporates patio areas, lawn and fenced surround. LOCATION Aire Close is a residential cul-de-sac located off Loxley Way which forms part of the popular Welton Grange development to the eastern side of the village centre. Brough is a growing community and provides a good range of local shops including a Morrisons supermarket, Post Office, general amenities and a primary school. Secondary schooling is at nearby South Hunsley school. This developing village lies approximately 10 minutes to the west of Hull and is ideal for the commuter having its own mainline railway station and convenient access to the A63 leading into Hull city centre to the east and the national motorway network to the west. ACCOMMODATION Residential entrance door to: ENTRANCE HALL With door to lounge and door to: CLOAKS/WC With low level WC and wash hand basin. Tiled surround. LOUNGE 4.32m(14'2'') x 3.40m(11'2'') approx. With window to front and feature fire surround with marble hearth and backplate housing an electric fire. DINING KITCHEN 4.32m(14'2'') x 2.92m(9'7'') approx. Having a range of modern high gloss fronted base and wall mounted units with contrasting work surfaces, inset circular sink and drainer, integrated double oven, four ring hob with filter hood above, washer dryer, tiled surround and high shine tiled floor with thermostatically controlled under floor heating. Window and double doors leading out to the rear. ALTERNATIVE VIEW FIRST FLOOR LANDING With further staircase leading up to the second floor landing. BEDROOM 1 3.25m(10'8'') x 3.56m(11'8'') approx. Measurements up to fitted wardrobes. Window to front elevation. ENSUITE SHOWER ROOM With suite comprising low level WC, pedestal wash hand basin, shower cubicle, tiling to the walls. BEDROOM 2 3.66m(12'0'') x 2.31m(7'7'') approx. Fitted wardrobe, window to rear elevation. BEDROOM 3 2.59m(8'6'') x 1.85m(6'1'') approx. Window to rear elevation. BATHROOM With suite comprising low level WC, pedestal wash hand basin, panelled bath with shower attachment, tiling to the walls. SECOND FLOOR A fixed staircase with LED side lighting leads up to the landing area which has fitted cupboards to one wall. A door leads into the loft area. LOFT AREA 4.78m(15'8'') x 4.22m(13'10'') approx. Maximum measurements. This area is carpeted, has LED lights to the vaulted ceiling, two Velux style windows, radiator and access to further eaves areas. AGENTS NOTE To the best of our knowledge the loft area does not have building regulation approval however the owner has obtained an independant structural report confirming that the work has been done to a satisfactory structural standard. As this area does not have building regulation approval we are unable to class it as fit for purpose and therefore cannot class it as any form of habitable room. OUTSIDE A lawned garden extends to the front and a driveway leads up to the single garage. To the rear there are patio areas, shaped lawned garden and a fenced surround. COUNCIL TAX From a verbal enquiry we are led to believe that the Council Tax band for this property is Band C. We would recommend a purchaser make their own enquiries to verify this. FLOOR PLAN - GROUND FLOOR This plan is included as a service to our customers and is intended as a GUIDE TO LAYOUT only.
Dimensions are approximate.
NOT TO SCALE. FLOOR PLAN - FIRST FLOOR This plan is included as a service to our customers and is intended as a GUIDE TO LAYOUT only.
Dimensions are approximate.
NOT TO SCALE. 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. FREE IPHONE/IPAD APP Search our property register anywhere, anytime. Download our FREE App by visiting the iTunes store and searching for Matthew Limb. VIEWING APPOINTMENT TIME ....................DAY/DATE ............................................
SELLERS NAME(S) ....................................................................
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