To the front of the property is off-road parking for two vehicles, together with an EV charging point and a lawned garden area.

The property opens into a welcoming reception hall with a useful storage cupboard, a ground floor WC and access to the living room and superb dining kitchen. The living room enjoys plenty of natural light from the large front-facing window and features an electric log-burner style stove. The dining kitchen is fitted with a range of units, incorporating an integrated washing machine, slimline dishwasher and fridge freezer, together with a dining area. French doors open directly onto the pergola-covered patio, creating a lovely connection between the kitchen and garden.

The staircase rises from the reception hall to the first floor, where there are three well-proportioned bedrooms, all served by the house bathroom.

The lawned gardens extend to the side and rear of the property and are enclosed by mature trees, fencing and attractive flower borders. To the rear is a further dedicated seating and BBQ area, providing an ideal space for outdoor entertaining and relaxing.

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 village of Rufforth is situated along Wetherby Road and provides a few local amenities including a pub and cycle track into York.

SERVICES

Mains supplies of water, electricity and drainage. Air source heat pump.

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.