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Introduction This semi detached house stands in a convenient position, well placed for the nearby South Hunsley School. The accommodation has central heating, UPVC double glazing and briefly comprises an entrance hall, downstairs cloaks/WC, lounge, dining room, kitchen, three bedrooms and bathroom. Outside a lawned garden extends to the front and a side drive leads to the single garage. To the rear is a paved patio with lawned garden beyond. The property is offered with no upward chain involved therefore an early completion should be possible. Location Melton and Welton are attractive villages situated to the west of Hull. The well reputed secondary school of South Hunsley lies nearby and the neighbouring village of Brough offers a wide range of shops, recreational facilities and amenities including a mainline railway station. East Dale Road is ideally placed for convenient access to the Humber Bridge and the A63/M62 motorway network which leads into Hull to the east and other regional business centres to the west. Accommodation Residential entrance door to: Entrance Hall With window to side elevation, stairs to first floor off with wrought iron balustrade. Cloaks/WC With low level WC. Lounge 4.70m x 3.61m approx (15'5' x 11'10' approx) Picture window to the front elevation. There is a feature fire surround with 'marble' hearth and back plate housing a living flame gas fire. Wide opening to: Dining Room 3.68m x 2.69m approx (12'1' x 8'10' approx) With aluminium framed double glazed patio doors to the rear. Kitchen 3.18m x 2.74m approx (10'5' x 9' approx) Having a range of fitted base and wall mounted units with roll top work surfaces, sink and drainer, tiled surround, plumbing for automatic washing machine and dishwasher, cooker slot, wall mounted gas fired logic central heating boiler. Window to rear and door to side, shelved cupboard to corner. First Floor Landing Window to side elevation, access to roof void. Bedroom 1 4.27m x 3.58m approx (14' x 11'9' approx) With fitted wardrobes and storage cupboards. Window to front elevation. Bedroom 2 3.71m x 3.20m approx (12'2' x 10'6' approx) Window to rear elevation. Fitted wardrobe. Bedroom 3 2.44m x 1.83m approx (8' x 6' approx) Window to front elevation. Bathroom With four piece suite comprising low level WC, wash hand basin, panelled bath and corner shower cubicle. Tiled surround. Outside A lawned garden extends to the front and a side drive leads to the attached single garage. To the rear the garden enjoys a southerly facing aspect with paved patio and lawned garden. Rear View Of Property Tenure Freehold Council Tax Band 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. 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. AGENTS NOTE For clarification, we wish to inform prospective purchaseres 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. Viewing Strictly by appointment through the agent. Brough Office 01482 669982. 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) .................................................................... FLOOR PLANS Floor plans are included as a service to our customers and are intended as a GUIDE TO LAYOUT only. Dimensions are approximate. NOT TO SCALE. "