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" STONE BUILT CHARACTER COTTAGE**SET IN APPROXIMATERLY 1/5TH OF AN ACRE WITH MATURE LANDSCAPED GARDENS**MODERN KITCHEN**GROUND FLOOR W.C**LOUNGE AND DINING ROOMS**FOUR DOUBLE BEDROOMS**EN-SUITE**DOUBLE GARAGE**SEPARATE STONE BUILT TWO STOREY BARN.

GROUND FLOOR ACCOMMODATION ENTRANCE Solid timber panel glazed door leading into: KITCHEN 5.61 x 3.16 Max (18'5' x 10'4' Max) Having a range of fitted base and wall units in a gloss white finish with solid wood butcher block effect work top. Space for gas range double oven, ceramic tiling to splashback areas and timber framed single glazed panel windows to side elevation. Slate effect ceramic tiled flooring, original period solid wood beams to ceiling, double central heating radiator and glazed panel door provides access to dining room. DINING ROOM 4.05 x 4.03 Max (13'3' x 13'3' Max) Original stone built inglenook style fireplace with solid stone lintel and inset solid wood original beam set into chimney breast area. Double central heating radiator, coving to the ceiling and further solid wood ceiling beam. Single glazed timber framed multi panel window with secondary to roadside elevation. Glazed panel door leads to: HALLWAY 6.00 x 3.33 (19'8' x 10'11') Built-in storage cupboards and book shelves, handy under stairs space which could be used as a study area. Single central heating radiator and solid dark wood staircase with timber balustrade and spindles leading to first floor accommodation. Coving to the ceiling, power for one wall light and single glazed timber framed multi panel window to roadside elevation. Multi panel single glazed timber framed double doors leading out to the garden. Glazed panel doors provide access to dining room, lounge area and boot room. BOOT ROOM 1.99 x 1.64 (6'6' x 5'5') Single glazed timber framed multi panel window to rear elevation, slate effect ceramic tiled flooring leading to ground floor w.c. Double central heating radiator and coving to the ceiling. Solid pine panel door leading into: GROUND FLOOR W.C 2.09 x 1.09 (6'10' x 3'7') Having a two piece suite comprising close coupled w.c and vanity hand wash basin with chrome mixer tap over and ceramic tiled splashback. Slate effect ceramic tiled flooring, multi panel single glazed frosted timber framed window to rear elevation. Coving to the ceiling. LOUNGE 8.63 x 5.23 Max (28'4' x 17'2' Max) Feature inglenook fireplace with 'York' stone hearth and housing a multi-fuel burner with an original timber lintel/beam over. Multi panel single glazed timber framed windows to garden. Coving to the ceiling, multi panel single glazed timber framed window with secondary glazing to roadside elevation and double central heating radiator. Original beam to ceiling. FIRST FLOOR ACCOMMODATION LANDING 4.13 x 1.93 (13'7' x 6'4') Single central heating radiator, solid period beams, loft access hatch, coving to the ceiling and dark wood stained guard rail and spindles. Multi panel arched single glazed timber window to roadside elevation. With corridors leading off giving access to: BEDROOM ONE 4.68 To Robes x 3.93 (15'4' To Robes x 12'11') Having a full range of fitted wardrobes comprising of four double door hanging spaces and under mounted six drawer set. Double central heating radiator, single glazed multi panelled timber framed windows to garden elevation. BEDROOM TWO 4.30 x 2.82 Max (14'1' x 9'3' Max) Built-in wardrobes housing the gas central heating boiler. Double central heating radiator, coving to the ceiling and single glazed timber framed multi panel window to garden elevation. Solid pine folding door provides access to: EN-SUITE SHOWER ROOM 2.85 x 1.21 Max (9'4' x 4'0' Max) Having double walk-in shower bay with sliding shower screen doors housing mains wall mounted shower and ceramic tiling to shower height. Close coupled w.c and pedestal wash hand basin with mixer tap over and ceramic tiled splashback. Lime effect laminate flooring, multi panel single glazed timber framed windows to garden elevation and coving to the ceiling. BEDROOM THREE 4.12 x 4.12 Max (13'6' x 13'6' Max) Having fitted wardrobes comprising two double door hanging space and drawer sets. Double central heating radiator, coving to the ceiling, power for one wall light point and multi panel single glazed timber framed windows to roadside elevation with secondary glazing. BEDROOM FOUR 3.65 x 3.08 (12'0' x 10'1') Double central heating radiator, coving to the ceiling and multi panel single glazed timber framed windows to roadside elevation with secondary glazing. FAMILY BATHROOM 3.26 x 2.02 Max (10'8' x 6'8' Max) Having a four piece suite comprising bath with tiled panelling surround and telephone style chrome taps with shower attachment. Close coupled w.c and vanity wash hand basin with chrome taps over. Double walk-in shower bay with sliding shower screen glass door housing wall mounted mains mixer shower with ceramic tiling to full shower height. Coving to the ceiling, laminate tile effect flooring, double central heating radiator and multi panel frosted glass single glazed timber framed windows to garden elevation. EXTERIOR FRONT Running along Low Street and has access to a gravelled parking area for multiple vehicles and leads to a double garage with up and over garage door. Gateway leads main garden. GARDEN Landscaped enclosed gardens with solid slab paving leading around and a shaped well maintained and manicured lawn area with established herbaceous borders surrounding. Pathway leads to main entrance to the property and further kitchen door. Further planting beds, greenhouse and cold frame area. Patio area to the rear of the garden provides access to timber framed glazed summer house with quarry tiled flooring and stone walls. Access to: BARN Stone built barn with six rooms, power and lighting connected to some of the rooms. (ideal for conversion to granny annex, games room, teenage area etc. Subject to relevant planning and building regulations) SOUTH MILFORD VILLAGE South Milford village is a sought after village with train connections to Leeds and having good access to the regions motorway networks. It is within easy reach of the towns of Selby, Tadcaster, Castleford Pontefract as well as the city's of Leeds and York. The village also benefits from a very good primary school, village shop and petrol station. HEATING & APPLIANCES The heating system and any appliances (including Burglar Alarms where fitted) mentioned in this brochure have not been tested by Park Row Properties. If you are interested in purchasing the property we advise that you have all services and appliances tested before entering a legal commitment to purchase. MEASUREMENTS These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture. MAKING AN OFFER In order to comply with the Estate Agents (Undesirable Practises) Order 1991, Park Row Properties are required to verify 'the status of any prospective purchaser... This includes the financial standing of that purchaser and his ability to exchange contracts'. To allow us to comply with this order and before recommending acceptance of any offers, and subsequently making the property 'SOLD' each prospective purchaser will be required to demonstrate to 'Park Row Properties' that they are financially able to proceed with the purchase of the property.
We provide truly Independent Mortgage Advice. Unlike many companies we are not tied, and more importantly not targeted to any Lender. We have instant on-line access to over 1000 mortgage deals provided by over 100 Lenders ensuring we are unbeatable when identifying and recommending your new mortgage or re-mortgage requirements.
Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it. Written quotations available on request. Life assurance is usually required.
To arrange a no obligation appointment please contact your local office. OPENING HOURS CALLS ANSWERED :
Mon, Tues, Wed & Fri - 9.00am to 5.30pm
Thursday - 9.00am to 8.00pm
Saturday - 9.00am to 5.00pm
Sunday - 11.00am to 3.00pm

TO CHECK OFFICE OPENING HOURS PLEASE CONTACT THE RELEVANT BRANCHES ON:
SELBY - 01757 241124
SHERBURN IN ELMET - 01977 681122
GOOLE - 01405 761199
PONTEFRACT - 01977 791133
KIPPAX - 0113 8160111
CASTLEFORD - 01977558480 STAMP DUTY ?0 - ?125,000 FREE*
Over ?125,000 - ?250,000 1% of the selling price
Over ?250,000 - ?500,000 3% of the selling price
Over ?500,000 - ?1,000,000 4% of the selling price
Over ?1,000,000 - ?2,000,000 5% of the selling price
Over ?2,000,000 7% of the selling price

*Certain disadvantaged areas are exempt from the Stamp Duty threshold up to ?150,000. Verification of these properties can be found on the Inland Revenue web site or via your solicitor. VIEWINGS Strictly by appointment with the sole agents.
If there is any point of particular importance to you we will be pleased to provide additional information or to make any further enquiries. We will also confirm that the property remains available. This is particularly important if you are travelling some distance to view the property. Directions Leave our Sherburn In Elmet office and go straight across at the traffic lights onto Low Street. Follow this road into South Milford, pas the Swan public house and the property is situated on your left hand side and can be clearly identified by the Park Row Properties for sale board. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. "