GROUND FLOOR

ENTRANCE VESTIBULE (2.21 x 2.28)

Accessed via contemporary style entrance door with feature glazed detailing, tiled floor coverings, modern radiator and double doors leading through to...

RECEPTION HALLWAY

A welcoming entrance to this immaculately appointed and fully refurbished family home, with LVT floorcoverings, oak balustrade to return staircase, access provided to ground floor reception spaces.

CLOAKROOM / W.C

With uPVC privacy window to front elevation, concealed cistern w.c, pedestal basin.

RECEPTION LOUNGE (6.40 x 4.70 (into bay))

A bright and spacious formal reception lounge with oversize walk-in bay window and additional uPVC double glazed window to side, inset spotlights to ceiling, a central focal point is provided via a fire recess with feature Piazzetta log burning stove.

DAY ROOM / KITCHEN / DINING ROOM (6.93 x 8.24)

(at longest and widest point)
Serving as the heart of this family home with an outstanding level of detail. An abundance of natural daylight is provided via Velux rooflights (solar powered with auto opening and closing and blinds), uPVC double glazed windows to side and twin sets of bifolding doors opening to the rear garden elevation. The versatile and flexible space benefits from a dedicated informal lounge area, dining area and Mulberry appointed kitchen with contrasting high gloss wall and base units. A kitchen island features with granite work surfaces and inset bamboo preparation area. A number of integrated appliances include oversize Neff induction hob, ceiling suspended extractor canopy, warming drawer, double Neff ovens, integrated fridge freezer and dishwasher, a number of storage solutions including pull-out pantries and pan drawers, inset Villeroy & Boch sink inset to granite surfaces and upstands with feature pull-out tap and shower hose and underfloor heating.

UTILITY ROOM (3.07 x 1.13)

With uPVC double glazed access door provided integral access to the double garage, space and plumbing for further white goods, window to side also.

PRINCIPAL BEDROOM SUITE (6.41 x 3.90)

Serving as a separate and dedicated wing to the property. A separate staircase leads from the kitchen area to a most impressive first floor principal suite including vaulted ceiling heights with Velux rooflight (solar powered with auto opening and closing and blinds), access to walk-in wardrobe with fitted shelving, hanging rails and Velux windows also. Leads to...

EN SUITE SHOWER ROOM

With walk-in shower with wall mounted showerhead and console and folding door, inset basin to vanity unit, low flush w.c, contemporary tiling to splashbacks, porcelain tiled floor covering, heated towel rail, inset spotlights.

FIRST FLOOR

LANDING

A feature uPVC double glazed window provides natural daylight to the landing and inner hallway space, providing access to three bedrooms and house bathroom, deep storage cupboards, oak balustrade and stair spindles continuing.

BEDROOM 2 (5.30 x 3.62)

With uPVC double glazed window to the front elevation, contemporary stlyed with a number of recessed sliding fitted wardrobes with hanging rails and storage, suitably sized to accommodate double bed, inset spotlights to ceiling, wall light points.

EN SUITE SHOWER ROOM (3.87 x 2.34)

Having recently been appointed with sanitaryware supplied by Halmshaw's of Beverley, with contemporary style relief tiling to splashbacks, double walk-in shower with rainfall showerhead and separate showerhead and console also, inset basin to vanity unit, low flush w.c, heated towel rail, automatic low level lighting, backlit LED mirror, uPVC privacy window to frontage.

BEDROOM THREE (4.54 x 2.98)

Boasting a dual aspect with uPVC double glazed windows, of double bedroom proportions and space for freestanding furniture.

BEDROOM FOUR (4.53 x 2.89)

With uPVC double glazed window to side, of double bedroom proportions, storage cupboard.

HOUSE BATHROOM (3.06 x 2.48)

Again, having been completed to a high specification and sanitaryware supplied by Halmshaw's of Beverley, with feature freestanding bath, wall mounted feature tap, walk-in double shower cubicle with rainfall showerhead and wall mounted console, contemporary style relief tiling with chrome trim, automatic low level lighting, low flush w.c, inset basin to vanity unit with feature mixer tap, heated towel rail.

OUTSIDE

This immaculately appointed family home offers a high specification internally having undergone a full program of refurbishment and modernisation over recent years.
The property boasts a generous corner plot being well screened from West Ella Road and Godmans Lane, with pedestrian access from West Ella Road and electronically operated gated vehicular access from Godmans Lane, leading to a brick sett driveway with parking provision for multiple vehicles. This leads to a double integral garage (5.24m x 5.50m) with full power and lighting.
Lawns exist to the wraparound front, side and rear gardens, with established hedge planting to perimeter borders, being mainly laid to lawn grass with porcelain tiled patio, extending to a dedicated garden room / home office with full power and lighting, inset spotlights and contemporary external styling.
Feature external downlights exist to the property and gardens with full power and lighting, and multiple external power socket points, and external tap.

AGENTS NOTE

Given the standard of finish and level of renovation, the property comes recommended for further internal inspection to appreciate the quality and size of living space on offer. Viewing is available via the sole selling agent Staniford Grays.

FIXTURES AND FITTINGS

Various quality fixtures and fittings may be available by separate negotiation.

SERVICES

(Not Tested) Mains Water, Gas, Electricity and Drainage are connected. We understand the current E.R.Y.C council tax band is 'F'.

TENURE

We understand the Tenure of the property to be Freehold with Vacant Possession on Completion.

VIEWING

Strictly by appointment via sole selling agent, Staniford Grays.
Website- Stanifords.com Tel: (01482) 631133
E-mail: [email protected]

WEBSITES

www.stanifords.com www.rightmove.co.uk www.vebra.co.uk

MORTGAGE CLAUSE

YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT.

Preferred partner- Green & Green Mortgage & Protection — Your Local Mortgage Partner for Hull & East Yorkshire
At Green & Green, we specialise in supporting home-buyers in Hull and the surrounding areas with expert mortgage and personal insurance advice. With our independent status, we access hundreds of lenders to find the right deal for each person’s unique situation.

PROPERTY PARTICULARS-DISCLAIMER

PROPERTY MISDESCRIPTIONS ACT 1991

The Agent has not tested any apparatus, equipment, fixture, fittings or services, and so does not verify they are in working order, fit for their purpose, or within ownership of the sellers, therefore the buyer must assume the information given is incorrect. Neither has the Agent checked the legal documentation to verify legal status of the property or the validity of any guarantee. A buyer must assume the information is incorrect, until it has been verified by their own solicitors."
The measurements supplied are for general guidance, and as such must be considered as incorrect. A buyer is advised to re-check the measurements themselves before committing themselves to any expense."

Nothing concerning the type of construction or the condition of the structure is to be implied from the photograph of the property.

The sales particulars may change in the course of time, and any interested party is advised to make final inspection of the property prior to exchange of contracts.

MISREPRESENTATION ACT 1967

These details are prepared as a general guide only, and should not be relied upon as a basis to enter into a legal contract, or to commit expenditure. An interested party should consult their own surveyor, solicitor or other professionals before committing themselves to any expenditure or other legal commitments.

If any interested party wishes to rely upon any information from the agent, then a request should be made and specific written confirmation can be provided. The Agent will not be responsible for any verbal statement made by any member of staff, as only a specific written confirmation should be relied upon. The Agent will not be responsible for any loss other than when specific written confirmation has been requested.

FEES

The agent confirms that vendors and prospective purchasers may be offered estate agency and other allied services for which certain referral fees/commissions may be made available to the agent. Services the agent and/or a connected person may earn referral fees/commissions from Financial Services, Conveyancing and Surveys. For full details please contact the selling agent.