A predominantly paved front garden with a driveway leading to the garage, takes you to a porch that provides useful space to store coats and shoes, before you enter the reception hall giving access to the generous and beautifully presented sitting room with a stove style electric fire.

From the sitting room, a flat archway takes you through to the open plan dining kitchen. The bright dining area lies within the rear extension and benefits from a skylight and French doors out to the patio. The superbly fitted kitchen features light fronted units incorporating an eye level Bosch oven and microwave, Bosch dishwasher and tall fridge/freezer, a separate gas hob with extractor hood and a central island breakfast bar with additional under storage. To the rear of the kitchen is a ground floor WC and separate utility area with integrated Hoover washing machine.

The first floor provides two well proportioned double bedrooms, the family bathroom with electric shower and glass screen over the bath. The accommodation is completed by a smaller room that would be perfect for a nursery or office area also benefiting from a built-in storage cupboard.

Externally a private lawned garden with patio and a large shed with electricity lies to the rear. Off-street parking is available at front.

Planning permission was previously granted for a two-storey side extension which may be possible for future owners, subject to the necessary approvals.

GENERAL REMARKS

VIEWING

All viewing is strictly by prior appointment with the sole selling agents, Hudson Moody. Please contact our offices at 58, Micklegate, York, YO1 6LF.

FIXTURES AND FITTINGS

All fixtures and fittings are specifically excluded from the sale unless they are mentioned in the particulars of sale.

LOCATION

The house stands in a sought after residential area providing easy access to many shops and services in Acomb village with a large Tesco on Tadcaster Road and a Park and Ride service into the city centre. There is also good access out to the A64 that serves the motorway network.

SERVICES

Mains supplies of water, electricity and drainage. Gas fired central heating.

LOCAL AUTHORITY YORK

City of York Council, West Offices, Station Rise, York, YO1 6GA. Telephone 01904 551550.

OFFER PROCEDURE

Before contacting a Building Society, Bank or Solicitor you should make your offer to the office dealing with the sale, as any delay may result in the sale being agreed to another purchaser, thus 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.

ANTI MONEY LAUNDERING COMPLIANCE

We are legally required to conduct Anti-Money Laundering (AML) checks on all purchasers and sellers. These checks become mandatory once a seller accepts an offer on a property (subject to contract).

AML checks are valid for six months from the date of completion. If your transaction does not proceed and you submit an offer on another property more than six months later, or if your existing AML check is more than six months old at the time of a new offer, you will be required to complete and pay for a new check.

We appoint HIPLA as our compliance partner to carry out these checks on our behalf. Once your offer has been accepted (subject to contract), HIPLA will contact you directly to complete a secure electronic verification process.

A non-refundable fee of £30 + VAT per purchaser is payable for the AML check. This fee must be paid before we can issue the Memorandum of Sale to the solicitors. The fee is non-refundable in all circumstances.

Hudson Moody receives service credits from HIPLA which may be used against other services, in recognition of facilitating the checks and undertaking associated administrative compliance duties.