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" *** VIEWING RECOMMENDED ***AN IMMACULATELY PRESENTED PROPERTY WITH ATTRACTIVE AND PRIVATE GARDENS SITUATED TOWARDS THE OUTSKIRTS OF A PRETTY VILLAGE TO THE SOUTH EAST OF YORK.
Vendor View: What attracted us to Ellerton is the country location in a small friendly village overlooking the Wolds. It seemed Ideal for country walks with easy access to M62 and the City of York. The added bonus is that we've since discovered it to be a particularly friendly village and it benefits from a great local pub built in the 17th century.
This exceptionally well appointed & versatile property with 3 / 4 bedrooms, has been refurbished to a high standard by its current owners, is well proportioned and offers ATTRACTIVE and PRIVATE GARDENS. Set over 2 floors.
There are excellent communication links with easy access onto the M62 only 9 miles away, or Howden railway station 7 miles away providing rail links to London. Approx: distances. York 13 miles. Pocklington 8 miles. Leeds 41 miles. Hull 34 miles. Selby 11 miles. Ellerton itself is located just off the B1228 on the road to Howden, approx 10 miles from the junction of the A1079 at Grimston Bar roundabout with the A64.
***VIEWING RECOMMENDED***

ENTRANCE HALL Approached via uPVC panelled door with double glazed opaque window to one side, opening into a good sized and welcoming entrance hall from which the main ground floor rooms are accessed. Understairs storage cupboard. Laminate wood flooring. Staircase to first floor accommodation. Ceiling coving. LIVING ROOM 5.46m(17'11'') x 3.66m(12'0'') A generous sized and light room with uPVC double glazed windows to both front and side elevations. Feature fireplace housing a coal effect gas fire with marble hearth and decorative wood surround. Ceiling beams and coving. Wall light point x3. Radiator x2. Television Point. Telephone point. KITCHEN BREAKFAST ROOM 3.66m(12'0'') x 3.66m(12'0'') Recently fitted modern kitchen with a range of cream coloured wall and base units. Worktops incorporating a 1.5 bowl ceramic sink with arched chrome mixer tap. Integral units include: four ring electric Hotpoint hob with cooker hood over. Microwave. Separate single oven. Indeset Dishwasher. Winerack. Fridge / freezer. Breakfast bar with fitted cupboards beneath. uPVC double glazed window to the rear elevation providing views to the rear garden. Separate uPVC window to the side elevation. Ceiling coving. Television point. Radiator. DINING ROOM 3.53m(11'7'') x 3.12m(10'3'') A useful second reception room. uPVC double glazed window to the front elevation. Ceiling coving . Radiator. BED 3 / EXTRA RECEPTION 3.66m(12'0'') x 3.56m(11'8'') Currently used as a third reception / family room but with the flexibility to be used as a third bedroom

(as required). uPVC double glazed windows to the rear elevation providing similar views to those from the kitchen. Ceiling coving . Radiator. BATHROOM 2.62m(8'7'') max x 2.13m(7'0'') max Contemporary three piece white comprising roll top bath with chrome clawed feet and hand held shower attachment. Pedestal wash hand basin with chrome mixer tap. Low flush WC. Chrome laddered towel rail. Extractor fan. uPVC double glazed window with opaque insert to the rear elevation. Airing cupboard housing water tank with fitted shelves above. Extensively tiled surround. Tiled floor. SIDE HALLWAY Coats hanging area. Separate doors to: rear garden, side access, utility room, bin storage area and garage. Radiator. Further door to CLOAKROOM Low level WC. Radiator. Extractor fan. uPVC double glazed window with opaque insert to the side elevation. UTILITY ROOM 2.62m(8'7'') x 1.68m(5'6'') Range of fitted white coloured wall and base units with worktops incorporating a single stainless steel sink and tiling to splashbacks. uPVC double glazed window to the rear elevation. Space and plumbing for an automatic washing machine. Oil fired central heating boiler. Radiator. FIRST FLOOR A staircase leads off from the entrance hall to an 'L' shaped first floor landing with space for an open plan study area. Velux window to the front elevation. Access hatch to roof space. Door to: BEDROOM 1 4.65m(15'3'') x 3.66m(12'0'') A good sized master bedroom with velux window to the rear elevation providing views over open countryside. Eves storage cupboard x2. Radiator. BEDROOM 2 4.09m(13'5'') to ward. face. x 3.10m(10'2'') A further double bedroom with velux window to the rear elevation. Fitted wardobe with sliding mirrored doors. Radiator. Eves storage cupboard x2. SHOWER ROOM White suite comprising shower cubicle with folding doors and fully tiled surround (shower only). Remainder of room part tiled surround. Tiled flooring. Low flush WC. Pedestal wash hand basin with chrome mixer tap. Recess halogen downlighter. White laddered towel rail. Velux window to the rear elevation. EXTERNALLY The property is approached via a tarmacadam driveway providing ample off road parking facilities leading up to an attached brick built garage with pitched pantile roof (16'7 max x 9'4 max) with up and over door. Electric power and lighting. uPVC double glazed window to the side elevation. GARDEN There is a lawned area at the front of the property part enclosed by hedged boundaries with gravelled pathway to one side. To the rear is an attractive garden mostly laid to lawn with decorative shrubs and borders enclosed within fenced boundaries, with open countryside beyond. There are two separate seating areas, one gravelled area immediately to the rear of the property and the other situated towards the far corner of the garden, with pergola to the opposite corner. Outside water tap. GARDEN SEATING AREA See photograph. PERGOLA See photograph. GROUND FLOOR PLAN http://viewer.tma-live.com/?v=39847023 FIRST FLOOR PLAN http://viewer.tma-live.com/?v=39847023 GENERAL REMARKS LOCATION Ellerton is a small village in the East Riding of Yorkshire situated approx 8 miles north west of the market town of Howden & 8 miles south west of the market town of Pocklington. The M62 is only 9 miles to the south providing access to both Hull, Leeds & surrounding cities. There is a train station in Howden providing links to London Kings Cross station. Approx: distances. York 13 miles. Pocklington 8 miles. Leeds 41 miles. Hull 34 miles. Selby 11 miles. Ellerton itself is located just off the B1228 on the road to Howden, approx 10 miles from the junction of the A1079 at Grimston Bar roundabout with the A64. There is one pub in the village - The Boot & Shoe Inn, plus The Oaks Championship Golf Club and luxury health spa with pool and gym within 2 miles. VIEWING All viewing is strictly by prior appointment with the sole selling agents, Hudson Moody. Please contact your personal agent, Alex McClean on 01904 489906. 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 oil fired central heating. uPVC double glazing. Private septic tank. The gas fire in the living room is fuelled via LPG cylinders. 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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