A wide brick-set off street parking area at the front of the house leads into the integral single garage with a porched entrance to the side. Here you step into an L-shaped reception hall with staircase to the first floor, door to the garage and a convenient ground floor cloakroom. Double doors then take you into the delightful living room with a wide bow window, Oak flooring and an impressive fireplace with modern electric fire.
A further door from the reception hall then invites you through to the superbly extended open plan dining kitchen, brightly lit by roof lights and two sets of French doors opening onto the rear garden. The kitchen really is the hub of the house and offers an excellent range of solid oak fronted units with breakfast bar and space for free standing appliances, whilst the dining area provides space for a large dining table and a 'garden room' style seating area. In addition, leading off from the kitchen, is a separate utility room and a further reception room, currently used as a dining room but ideal as a snug or even an additional bedroom, if required.
The first floor provides five well proportioned bedrooms. The master bedroom with ensuite providing a bath and separate walk in shower, whilst the other four bedrooms are served by the immaculate house bathroom.
The beautifully landscaped rear garden provides a good sized lawn, patio area, covered pergola, ideal for barbeques, a separate timber shed and exotic planting.

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 property is situated in the sought after Middlethorpe Grove area of York, off Tadcaster Road, thus allowing easy access to the city and outer ring road yet tucked away in an idyllic location. At the end of the road a footpath that takes you through Knavesmire Wood to the racecourse where there are pleasant walks.

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.