A block-paved driveway provides ample parking and leads to the double garage, while a wrought iron gate opens to the front entrance. You are welcomed into a practical boot/utility room, which flows through to a spacious breakfast kitchen. The kitchen is well-appointed with an extensive range of timber-fronted units, eye level ovens, a separate hob with extractor, and a generous breakfast area. An adjoining dining room offers additional space for family meals or entertaining, while double doors open into the large conservatory, creating a light-filled and versatile living area.
From the kitchen, a door leads to a central hallway which provides access to two well-proportioned bedrooms one currently used as a snug, a shower room, and an additional flexible room ideal for a home office. Double doors from the hallway open into the spacious living room, featuring wood flooring, a fireplace with gas fire, and further double doors into the conservatory perfect for seamless indoor-outdoor entertaining.
A turned staircase rises to the first-floor landing, where you will find the impressive principal bedroom with en-suite shower room, a generous 19ft double guest bedroom, a further double bedroom, and a family shower room.
Outside, the well-maintained and private gardens are a particular highlight, featuring a generous lawn, mature and well-stocked borders, a decorative pond, and a pathway leading to the end of the garden where a greenhouse-style potting shed is located.

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 is situated at the end of a quiet lane, well away from Acomb Road yet within convenient distance of local shops in Acomb and has enjoys easy access to York city centre, railway station and the outer ring road that leads to 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.