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" This extended four bed semi-detached house offers and excellent range of accom. over three floors and enjoys a southerly facing rear garden. Situated in this attractive village, well placed for Cottingham, Willerby and Beverley.

Introduction This extended four bedroomed semi-detached house offers an excellent range of accommodation over three floors and enjoys a southerly facing rear garden. Viewing is recommended to appreciate the appeal and layout of this attractive home which includes a superb extended kitchen, lounge, dining area, rear conservatory. At first floor are two double bedrooms, bathroom and a separate W.C. with a further two bedrooms situated upon the upper floor. Some far reaching views are provided through the rear bedroom windows. The accommodation has the benefit of oil fired central heating to radiators and double glazing.

Outside, excellent parking is afforded to the front of the house and it is worth noting that a rear access provides an entry point to a former garage (now used as a garden store). The rear garden is mainly lawned, complemented by two patio areas. Location Little Weighton is an attractive village setting with its central duck pond, well reputed junior school, and local store. The village is well placed for nearby Skidby and Cottingham which have an excellent range of shops and amenities along with secondary schooling. Little Weighton is also well placed for travelling to Beverley or in a westerley direction through the villages towards the A63/M62 motorway network. There is a regular daily bus service from the village of Cottingham, Hull and Beverley. Accommodation Residential entrance door to: Entrance Hall With stairs to first floor off. Lounge/Diner 6.71m x 4.27m approx (22' x 14' approx) Narrowing to 7'10' approx.

The focal point of the room is a multi fuel stove set within a marble surround. There is a picture window to the front and double doors lead through to the conservatory. Alternative View Conservatory 4.50m x 2.34m approx (14'9' x 7'8' approx) Overlooking the rear garden with double doors leading out to the patio. Extended Kitchen 4.50m x 2.62m approx (14'9' x 8'7' approx) Extended to 11'10' approx.

Having an extensive range of attractive base and wall mounted units with roll top work surfaces, one and a half sink and drainer, range cooker with extractor hood above, italian glass tiled surround, plumbing for automatic washing machine, integral dishwasher, window to rear elevation, velux window to ceiling and external access door to front. Alternative View First Floor Landing Window to side and front elevations. Bedroom 1 2.79m x 3.05m approx (9'2' x 10' approx) Upto fitted wardrobes running to one wall with sliding doors. Window to the rear elevation providing attractive far reaching views. Bedroom 2 3.53m x 3.05m approx (11'7' x 10' approx) Window to front elevation. Bathroom With bath, having a shower attachment plus shower above and spray stream, tiling to the walls and floor, wash hand basin. W.C. Low level W.C. tiling to the walls and floor. Second Floor Bedroom 3 4.98m x 3.89m approx (max measurements) (16'4' x 1 An 'L' shaped room with window to the rear providing some far reaching views. Access to eaves area. Bedroom 4 2.79m x 2.16m approx (max measurements) (9'2' x 7' Window to rear providing far reaching views. Outside A low brick wall runs to the front of the property and a block set driveway and forecourt provide excellent parking facilities. The rear garden enjoys a southerly aspect with lawned garden and two patio areas. It is worth noting that a rear access provides an entry point to a former garage which is currently used as a garden store. Tenure Freehold 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. 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) .................................................................... "