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" A SUPERBLY PRESENTED AND EXTENDED SEMI-DETACHED HOUSE LOCATED ON THE WESTERN EDGE OF THE MARKET TOWN OF POCKLINGTON. A deceptively spacious, extended semi-detached house situated with lots of character, with noticeably high ceilings. The property which is located in a popular residential area has recently been modernised and extended in the form of a modern kitchen breakfast room and offers tastefully decorated accommodation laid out over two floors. To the ground floor: doors lead from a spacious entrance hall to a good sized living room, an even larger dining room and modern kitchen breakfast room with French doors opening out onto the rear patio. Downstairs Cloakroom. To the first floor there are two spacious double bedrooms and third smaller bedroom with contemporary house bathroom. In addition to the attractive front and extensive private rear gardens, there is a gravelled driveway providing ample off street parking facilities leading to a detached garage. An early viewing of the property is strongly recommended in order to appreciate the size and quality of the accommodaiton on offer.

ENTRANCE HALL Approached via wood panelled door with opaque glass windows to either side. Spacious entrance hall with high ceilings. Ceiling coving. Radiator with cover. Laminate wood flooring. Understairs storage cupboard. Telephone point. Door to: CLOAKROOM / WC Two piece suite comprising low flush WC and wall mounted corner wash hand basin with tiling to splashbacks. uPVC double glazed window with opaque insert to the side elevation. Recess halogen downlighters. Radiator. LIVING ROOM 4.37m(14'4'') max into bay x 3.66m(12'0'') A good sized reception room with high ceilings and uPVC double glazed bay windows to the front elevation with integral window seat. Feature fireplace with marble inner and hearth housing a living flame coal effect gas fire with decorative wood surround. Ceiling coving. Radiator. Television point. Bevel edged laminate wood flooring. DINING ROOM 5.11m(16'9'') x 3.66m(12'0'') A further light and spacious room. Ceiling Rose. Ceiling coving. uPVC double glazed sliding picture windows providing access to rear decking and garden beyond. Part bevel edged laminate wood flooring. Attractive working coal fireplace with arched cast iron inner and granite hearth with decorative wood surround. Fitted cupboards with glass cabinet display to fireplace recess. Radiator. Television point. BREAKFAST ROOM 3.02m(9'11'') max x 2.46m(8'1'') max An open plan room leading through to the kitchen. uPVC double glazed window to the side elevation. Access hatch to loft space. Recess halogen downlighters. Celing coving. Radiator. Tiled flooring. KITCHEN 3.76m(12'4'') x 2.39m(7'10'') max Extended by the current owners to provide a contemporary kitchen housing a range of fitted wall and base units with worktops incorporating a 1.25 bowl resin sink unit with mixer taps. Space for cooker with canopy over. uPVC double glazed window to the rear elevation providing views to the garden. uPVC French doors to the side elevation enabling access to the rear decking and garden. Recess halogen downlighters. Integral fitted winerack. Integral fridge freezer and dishwasher. Wall mounted Ideal gas fired central heating boiler. Continuation of tiled flooring. FIRST FLOOR A staircase leads off the main entrance hall to a galleried landing. Tall single glazed window to the side elevation. Ceiling coving. Door to: BEDROOM 2 3.78m(12'5'') x 3.66m(12'0'') max A double bedroom with high ceilings. Ceiling coving. uPVC double glazed windows to the rear elevation providing views to the rear garden. Fitted wardrobe. Television point. Radiator. BEDROOM 1 4.50m(14'9'') max into bay x 3.66m(12'0'') A further double bedroom with uPVC double glazed bay windows to the front elevation with additional uPVC leaded light windows with opaque inserts above. Integral bay window seat with useful storage beneath. Ceiling coving. Radiator with cover. Television point. BEDROOM 3 2.36m(7'9'') x 2.26m(7'5'') uPVC double glazed window to the front elevation. Ceiling coving. Radiator. BATHROOM 2.69m(8'10'') x 2.26m(7'5'') max Four piece suite comprising low flush WC, tile enclosed bath with chrome mixer taps, corner shower with curved shower screen and wall mounted Mira Sport electric shower. Pedestal wash hand basin. Chrome laddered towel rail. Airing cupboard with fitted shelves. Part tiled surround. Recess halogen downlighters. Ceiling coving. Access hatch to roof space. Opaque windows to both side and rear elevations. EXTERNALLY The property is approached via a gravelled driveway providing ample off street parking facilities leading up to a single composite built garage to the rear of the property with wooden gate between. GARDENS To the front of the house is an area of lawned garden enclosed within a combination of fence and hedge boundaries housing well stocked borders and some young trees. To the rear is a good sized garden laid predominantly to lawn and enclosed within hedge and fence boundaries. Immediately to the rear of the house is a timber decked seating area with adjacent patio. Outside water tap. LOCATION The property is situated on the north western edge of the market town of Pocklington on the Yapham Road, a short distance from the the junction with Sherbuttgate Road, which can be loacted via the Hudson Moody 'For Sale' board. York 13 miles. Beverley 18 miles, Hull 26 miles and Leeds 37 miles.
VIEWING All viewing is strictly by prior appointment with the sole selling agents, Hudson Moody. Please contact your personal agent, Alex McClean on 07760 628915.
FIXTURES AND FITTINGS All fixtures and fittings are specifically excluded from the sale unless they are mentioned in the particulars of sale.
AMENITIES The property has the benefit of all mains services. Gas central heating and uPVC double glazing to the majority of windows.
METHOD OF SALE The property is offered for sale freehold with vacant possession by private treaty on completion of sale. The agent suggests that these details are checked by your solicitor.
LOCAL AUTHORITY East Riding of Yorkshire Council, County Hall, Cross Street, Beverley HU17 9BA: Tel (01482) 887 700
MORTGAGE ADVICE For a smoother process we recommend that you speak to our mortgage adviser as early on in the process as possible. A decision in principle from a mortgage lender can place you in a more favourable position when putting in an offer on a property. We are able to offer independent mortgage advice from the whole of the mortgage market, ensuring you get the best possible advice and mortgage deal suitable for you. Appointments are available Monday to Saturday and evening appointments by arrangement.
OFFER PROCEDURE Before contacting a Building Society, Bank or Solicitor you should make your offer to the branch dealing with the sale. Any delay may result in the sale being agreed to another purchaser incurring unnecessary costs. Under the Estate Agency Act 1991 you will be required to provide us with financial information in order to verify your position before we can recommend your offer to the vendor. We will also require proof of identification in order to adhere to Money Laundering Regulations.
THINKING OF SELLING If you would like a free, no obligation valuation of your own property please contact any of our offices. We will provide you with a marketing report detailing our fees and terms of business tailored to your needs together with our recommendations on price.
DRAFT PARTICULARS These draft particulars have not yet been approved by our vendor. As such, the content should not be relied upon as statement of fact, and we would recommend that approved details should be obtained before a commitment to purchase is made.
IMPORTANT NOTICE
1. These particulars have been prepared as accurately and as reliably as possible, but should not be relied upon as 'statement of fact'. If there is any point which is of particular importance to you, please contact the office and we would be pleased to check the information. Please do so particularly if contemplating travelling some distance to view the property.
2. We have not tested any services, appliances, equipment or facilities and nothing in these particulars should be deemed to be a statement that they are in good working order, or that the property is in good structural condition or otherwise.
3. Any areas, measurements, floor plans or distances referred to are given as a guide only and are not precise.
4. Purchasers must satisfy themselves by inspection or by otherwise regarding the items mentioned above and as to the correctness of each of the statements contained in these particulars.
5. No person in the employment of Hudson Moody has any authority to make or give any representation or warrenty whatsoever in relation to this property or these particulars nor enter into any contract relating to the property on behalf of the vendor.
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