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" Attractively set back from the road is this immaculately presented four bedroomed semi detached town house with southerly facing garden to rear. Formally the show house accommodation includes hall, cloaks/WC, modern fitted kitchen, utility room, day room, first floor lounge, master bedroom with ensuite, three further second floor bedrooms and bathroom. Well stocked gardens (south facing to rear) and garage. MUST BE VIEWED !

INTRODUCTION Attractively set back from the road along a private driveway which fronts Myrtle Way is this immaculately presented three storey semi detached town house. An excellent range of well planned accommodation boasts central heating, double glazing and enjoys a southerly facing rear aspect. The accommodation briefly comprises an entrance hall, cloaks/WC, modern fitted dining kitchen, utility room and day room. At first floor level is a spacious lounge, master bedroom and ensuite bathroom. Upon the second floor are three further bedrooms and a bathroom. The property occupies a wedge shaped plot with a sizeable well stocked garden to the front and a side drive which leads to the single garage. To the rear is a lawn and patio area with ornamental shurb borders. LOCATION Balmoral Lane is a small residential private road which runs off Sandringham Road and fronts on to Myrtle Way. 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 stairs to first floor off. CLOAKS/WC With low level WC and wash hand basin. DINING KITCHEN 3.84m(12'7'') x 3.35m(11'0'') approx. Extending to 14ft 9ins. Having a range of fitted base and wall mounted units with tiled surround, inset one and a half sink and drainer, integrated double oven, four ring gas hob with filter hood above, fridge, tiled surround to units, window to rear, ample area for table and chairs, useful storage cupboard situated off. UTILITY ROOM 2.24m(7'4'') x 2.01m(6'7'') approx. With fitted sink and drainer unit, space for appliances, tiling to the floor, window and door to rear. DAY ROOM 3.96m(13'0'') x 3.35m(11'0'') approx. Window to front. FIRST FLOOR LANDING Further staircase up to the second floor. LOUNGE 5.44m(17'10'') x 3.96m(13'0'') approx. Narrowing to 8ft 1in with window and double doors with juliet style balcony to the front elevation. The focal point of the room is a feature marble fire surround housing an electric fire. ALTERNATIVE VIEW BEDROOM 1 3.84m(12'7'') x 3.35m(11'0'') approx. Window to rear elevation. ENSUITE BATHROOM 2.21m(7'3'') x 1.93m(6'4'') approx. With modern white suite comprising bath with shower over and spray screen, low level WC, wash hand basin, tiled surround and tiling to the floor. SECOND FLOOR LANDING With tank cupboard off. BEDROOM 2 4.27m(14'0'') x 3.38m(11'1'') approx. Window to rear elevation. BEDROOM 3 3.61m(11'10'') x 2.95m(9'8'') approx. Window to front elevation. BEDROOM 4 2.51m(8'3'') x 2.36m(7'9'') approx. Window to front elevation. BATHROOM With modern white suite comprising low level WC, pedestal wash hand basin and panelled bath. Tiled surround and tiling to the floor. OUTSIDE The property occupies a wedge shaped plot with a sizeable well stocked garden to the front and a side drive which leads to the single garage. To the rear is a lawn and patio area with ornamental shurb borders. COUNCIL TAX From a verbal enquiry we are led to believe that the Council Tax band for this property is Band D. 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. FLOOR PLAN - SECOND 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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