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" Bay fronted semi in cul-de-sac location with no chain! Extended well fitted kitchen and utility, 21ft lounge, dining/breakfast room, west facing rear garden and much more!

INTRODUCTION Viewing is recommended of this bay-fronted traditional semi detached house which is located to the west side of Cottingham in this pleasant cul-de-sac setting off Eppleworth Road. Having undergone recent improvements such as rewiring, redecoration and some new carpets, the property is offered with no chain and in 'ready to move into' condition. Arranged over two storeys, the well proportioned property is extended to the rear and briefly comprises an entrance hallway with cloaks/wc, a spacious 21ft through lounge, a separate dining/breakfast room and a well fitted kitchen with built-in appliances and a useful adjoining utility room. At first floor level, there are three family bedrooms and a bathroom with whirlpool bath and shower facility. The accommodation boasts gas-fired central heating and uPVC double glazing. The property has a single garage and a westerly facing rear garden. All in all, a family home worthy of viewing. LOCATION Stewart Garth is situated on the western side of Cottingham and is located directly off Eppleworth Road. Cottingham has an excellent number of local shops, facilities and amenities along with well reputed schooling at nearby Westfield Primary and secondary schooling at Cottingham High School. Cottingham has its own railway station and is conveniently placed for travel to Hull city centre and the nearby market town of Beverley. A regular bus route lies nearby. ACCOMMODATION Residential entrance door to: ENTRANCE HALLWAY With stairs to first floor level. CLOAKS/WC With wash hand basin and low flush WC and uPVC double glazed window. LOUNGE 6.55m(21'6'') into bay x 3.76m(12'4'') approx Narrowing to 10'2
With contemporary feature inset pebble-effect electric fire (with remote control), TV point and uPVC double glazed bay window to the front elevation. ALTERNATIVE VIEW DINING/BREAKFAST ROOM 3.23m(10'7'') x 2.44m(8'0'') max approx With TV point and uPVC double glazed window. KITCHEN 3.25m(10'8'') x 2.90m(9'6'') approx With an extensive range of fitted floor and wall units incorporating built-in appliances comprising electric oven/grill and four-ring gas hob with filter hood over, one and a half bowl sink unit with mixer tap, plumbing for dishwasher, space for fridge/freezer, laminate working surfaces, tiled splashbacks, wine rack, coving, cushion flooring and uPVC double glazed window overlooking rear garden. UTILITY ROOM 2.44m(8'0'') x 2.31m(7'7'') approx With modern fitted floor and wall units with laminate working surfaces, tiled splashbacks, wine racks, coving, cushion flooring and uPVC double glazed windows and external access door to rear garden. FIRST FLOOR LANDING AREA With useful shelved cupboard, uPVC double glazed window and loft access hatch with pull-down ladder. BEDROOM 1 4.27m(14'0'') into bay x 3.38m(11'1'') approx With TV point and uPVC double glazed bay window to the front elevation. BEDROOM 2 3.28m(10'9'') average x 2.34m(7'8'') max With built-in cylinder/airing cupboard and uPVC double glazed window overlooking the rear garden. BEDROOM 3 2.92m(9'7'') max x 2.16m(7'1'') approx With built-in cupboard housing gas-fired boiler and uPVC double glazed window to the front elevation. FAMILY BATHROOM With a modern three piece suite comprising whirlpool bath with shower over, shower screen, wash hand basin and low flush WC, fully tiled walls, cushion flooring and uPVC double glazed window. OUTSIDE To the front of the property, there is a paved off-street parking area with boundary wall and shared driveway to the side which leads to a single detached garage.
The westerly facing rear garden is lawned with flower beds and borders with an additional gravelled/hardstanding area with fenced boundaries.
PATIO AREA REAR VIEW OF PROPERTY 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. 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.
TENURE Freehold 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. PHOTOGRAPHS 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. 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. STAMP DUTY REFORMS 4 DEC 14 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. 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 or Google Play and searching for Matthew Limb. VIEWING APPOINTMENT TIME ....................DAY/DATE ............................................
SELLERS NAME(S) ....................................................................
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