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" With A TREMENDOUS COMTEMPORARY LIVING kitchen extension this semi detached house provides the best of modern living. Accom. includes entrance hall, downstairs cloaks/W.C, ATTRACTIVE LOUNGE and a living kitchen with BI-FOLD DOORS out to the garden. Three bedrooms and bathroom. Gardens and GARAGE. SOUGHT AFTER LOCATION.

Introduction With a tremendous contemporary living kitchen extension this semi-detached property provides the best of modern living. Viewing is essential to appreciate the appeal of this home which has been remodelled by the current owners and briefly comprises an entrance hallway, cloaks/W.C, attractive lounge and the heart of the home is the stunning 'L' shaped living kitchen with bi-fold doors leading out to the garden. At first floor are three bedrooms and a bathroom, the accommodation has the benefit of central heating and double glazing.

Outside a driveway and forecourt provide excellent parking and there is a garage. To the rear lies a good sized garden which is mainly laid to lawn. Location West Hall Garth is accessed via Pinfold or Annie Med Lane in the area of South Cave known as West End. South Cave is a desirable village located to the west of Hull and provides a good range of shops including convenience store, post office, chemist, doctor?s surgery and further amenities including a well regarded village primary school. Secondary schooling can be found at South Hunsley in the village of Melton. The property is conveniently placed for access to the A63 and the M62 westbound. A mainline railway station is located at nearby Brough. Accommodation Residential entrance door to: Entrance Hall Shower Room With double width shower, low level W.C, wash hand basin with cabinet below, heated towel rail, tiling to walls and floor. Lounge Living Kitchen 6.71m x 4.80m approx (22' x 15'9' approx) Reducing to 8'10' approx.
This stunning 'L' shaped room has been subject to an extension which provides the very best of modern living. Bi-fold doors open to the rear garden and the kitchen comprises an extensive range of modern base and wall mounted units with work surfaces. There are twin Neff ovens, warming drawer, induction hob with extractor hood over, fridge freezer, dishwasher and a ceramic sink and drainer. There is a tiled surround and tiling to the floor, recessed down lighters to ceiling. There is also a cupboard to the corner which houses the Worcester gas fired central heating boiler and there is plumbing for an automatic washing machine. Dining Area First Floor Landing With window to side elevation. Bedroom 1 4.09m x 3.00m approx (13'5' x 9'10' approx) Window to front elevation. Bedroom 2 3.30m x 3.05m approx (10'10' x 10' approx) With fitted wardrobes and drawers, window to rear elevation. Bedroom 3 3.12m x 1.98m approx (10'3' x 6'6' approx) With cupboard, window to front elevation. Bathroom With suite comprising low level W.C, pedestal wash hand basin and panel bath with shower over, rail and curtain, tiling to the walls. Outside To the front of the property there is a driveway and a paved forecourt for further parking. A side drive leads onwards to the garage. To the rear there is a good sized garden with paved patio and lawn beyond. There is also a shed and a greenhouse. Tenure Freehold Council Tax Band 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. 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 provided are approximate and for guidance purposes only. Floor plans are included as a service to our customers and are intended as a GUIDE TO LAYOUT only. NOT TO SCALE. 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. 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) .................................................................... "