GENERAL REMARKS

Available for the first time in 18 years, this charming period home offers a bright and versatile living space, significantly extended in 2021 to a total of 1698 sq ft. Balancing historic character with modern functionality, it is an ideal choice for both families and couples seeking a semi-rural retreat.

Ground Floor:
The heart of the home is a spectacular, extended kitchen-diner designed for entertaining. It features solid Beech worktops, a Belfast sink, and high-end integrated appliances, while the dining area boasts underfloor heating, a striking atrium, and aluminium bi-fold doors opening to the garden. The ground floor also includes:

*A cosy living room with Amtico flooring, a multi-fuel stove, and garden access.
*A flexible fourth bedroom or music room/snug with Velux windows.
*A practical rear lobby leading to a utility room (with Beech worktops) and a large, storage-rich boot room.
*A stylish wet room with Nordic-inspired tiling and under-floor heating.

First Floor:
A central landing leads to three well-proportioned bedrooms—two doubles and a spacious single. The principal bedroom enjoys far-reaching views over the garden and open countryside. These are served by a well-appointed family bathroom and a ladder-accessible loft.

Gardens and Grounds:
Set within extensive, wrap around mature gardens and borders, south west aspect sun-drenched patios, the outdoor space is a true highlight. It features:

*Lawned areas with Scotch Pine, magnolia, beech, fig, cherry, plum, and apple trees.
*A large sun terrace, Corten steel planters, a feature brick well, and a dedicated fire pit area.
*A front garden with raised vegetable beds and a gated pedestrian entrance.
*Outbuildings including a summerhouse and a double-sized timber shed with power.
*Ample off-road gravel parking for several vehicles.

Location:
This is a rare opportunity to acquire a unique semi-rural property that combines generous garden space with the convenience of being near highly-regarded local villages, shops and excellent schools.

VIEWING

All viewing is strictly by prior appointment with the sole selling agents, Hudson Moody. Please contact our personal agent Alex McClean.

LOCATION

Warthill is one of York's most sought after villages to the east of York easily approached from both the A64 and A166. It has an Ofsted 'Outstanding' primary school, village church, and lies close to The Balloon Tree farmshop/cafe in Gate Helmsley. The property lies in the catchment of Huntington School and a bus service is available for both this and to the Independent Pocklington School. The proximity of the village to the A64 provides easy access to York and Leeds. Monks Cross and Vangarde shopping centres are only minutes away. There is a general store in Stockton on the Forest (approx 2.5 miles); plus additional shops and amenities in Dunnington just over 2 miles away.

York city centre 6 miles, A64 ring road 4 miles, Leeds 30 miles. (Distances approx.)

AMENITIES

*Mains electric & water. Klargester septic tank system
*oil fired central heating system(new boiler installed in 2026 positioned in the utility room with adjacdnt hot water cylinder). Hive heating system
*Combination uPVC double glazed windows and wooden windows including some sliding sash style
*access hatch to a laddered loft from the first floor landing, insulated with electric lighting
*under floor heating to the dining area of the kitchen, rear lobby and wet/shower room- wet system
*cast iron radiators to ground and 1st floor accommodation
*internal Oak engineered doors

LOCAL AUTHORITY

North Yorkshire Council - Headquarters @ County Hall, North Allerton

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.