** EXTENDED PROPERTY ** FINISHED TO A HIGH SPECIFICATION ** UTILITY ROOM **
Situated close to Goole Town Centre, this semi detached property briefly comprises: Hall, Lounge, Kitchen Diner, Garden Room, Utility and Ground Floor w.c. To the First Floor: three Bedrooms and a Bathroom. VIEWING IS ESSENTIAL TO FULLY APPRECIATE THE STYLE AND POSITION OF THIS HOME. RING 7 DAYS A WEEK TO ARRANGE A VIEWING.'WE OPEN UNTIL 8PM MONDAY TO THURSDAY, 5.30 FRIDAYS, 5.00 SATURDAYS AND 11.00 - 3.00 SUNDAYS.

Entrance
Composite panel effect door with top section having double glazed frosted and leaded panels to the front elevation leading through into:

Hall
Stairs leading to First Floor Accommodation, central heating radiator, wood effect flooring and door leading into:

Lounge
Chrome trimmed coal effect 'Living Flame' gas fire set into marble effect back and hearth with decorative timber fire surround. UPVC double glazed bay window to the front elevation. Wood effect flooring, central heating radiator, under stairs storage cupboard, television and telephone points. Door with top section having single glazed panel leading into:

Kitchen Diner
Kitchen section comprises: white 'Shaker style' wood grain effect fronted base and wall units with bowed pewter handles. Single bowl stainless steel sink and drainer with chrome mixer tap over, set into wood effect laminate worksurface with further breakfast bar area and brick tiled splashback. Integrated features include: brushed steel electric oven, four ring ceramic hob with extractor fan over benefitting from downlighting, fridge and freezer. Wood effect flooring flowing through and covering:
Dining section comprises: contemporary graphite wall mounted central heating radiator, larder unit to match Kitchen and double aperture flowing through into:

Garden Room
Double glazed bi-folding doors to the rear elevation leading to the Patio/ Garden area. UPVC double glazed window to the side elevation. Twin double glazed 'Velux' skylight windows to the rear elevation. Wood effect flooring, television point, contemporary graphite wall mounted central heating radiator and door leading though into:

Utility
'Shaker' style white fronted wall units with chrome handles. Brushed aluminium effect worksurface with tiled splashback. Plumbing for washing machine, wood effect flooring, extractor fan and door leading through into:

Ground Floor w.c
White low flush w.c with chrome fittings. White wash hand basin with chrome mixer tap over and tiled splashback, set into grey vanity unit with chrome 'T-bar' handles. UPVC double glazed frosted window to the rear elevation. Contemporary graphite effect wall mounted central heating radiator and wood effect flooring.

Landing
Balustrade with turned spindles, loft access, storage cupboard and doors leading off.

Bedroom One
Range of fitted wardrobes with sliding doors; one being full length mirrored. UPVC double glazed window to the rear elevation, central heating radiator and television point.

Bedroom Two
UPVC double glazed window to the front elevation, central heating radiator and telephone point.

Bedroom Three
UPVC double glazed window to the front elevation, central heating radiator and television point.

Bathroom
White panel bath with chrome mixer tap over and chrome shower over with fixed head shower. Behind the suite is tiled to ceiling height. White low flush w.c with hidden cistern and chrome controls. White wash hand basin with chrome mixer tap over set into grey vanity unit with tiled splashback. UPVC double glazed frosted window to the rear elevation. Electric shaver point, extractor fan and wood effect flooring.

Front
Decorative stone pathway running along the front of the property merging into the driveway. The front garden is laid to lawn with herbaceous boarders. Outside lamp and timber pedestrian access gate to side leading into:

Rear
Indian stone flagged pathway running along the side of the property with decorative stoned edgings and herbaceously planted boarders. Indian stone flagged pathway running along the rear merging into patio area. Central laid to lawn section with decorative brick blocked, stoned edgings and herbaceous boarders. The boundary is fully enclosed and defined by timber fence, concrete posts and gravel boards. Outside electrical point, lamp and tap.

Directions
From our Goole office turn right and take the fourth exit at the roundabout onto Stanhope Street. At the traffic lights turn right and travel over the railway crossing. Turn right after the crossings onto Pasture Road. At the mini roundabout continue forward onto Westfield Avenue and turn left onto Woodland Avenue. Turn right onto St George's Green and right again onto Swan Lane.

Tenure
Freehold

Council and Tax Banding
Council: East Riding of Yorkshire
Tax Banding: C

Heating and Appliances
The heating system and any appliances (including Burglar Alarms where fitted) mentioned in this brochure have not been tested by Park Row Properties. If you are interested in purchasing the property we advise that you have all services and appliances tested before entering a legal commitment to purchase.

Measurements
These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.

Viewing
Strictly by appointment with the sole agents.
If there is any point of particular importance to you we will be pleased to provide additional information or to make any further enquiries. We will also confirm that the property remains available. This is particularly important if you are travelling some distance to view the property.

Making an Offer
In order to comply with the Estate Agents (Undesirable Practises) Order 1991, Park Row Properties are required to verify the status of any prospective purchaser... This includes the financial standing of that purchaser and his ability to exchange contracts . To allow us to comply with this order and before recommending acceptance of any offers, and subsequently making the property 'SOLD' each prospective purchaser will be required to demonstrate to 'Park Row Properties' that they are financially able to proceed with the purchase of the property.
We provide truly Independent Mortgage Advice. Unlike many companies we are not tied, and more importantly not targeted to any Lender. We have instant on-line access to over 1000 mortgage deals provided by over 100 Lenders ensuring we are unbeatable when identifying and recommending your new mortgage or re-mortgage requirements.
Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it. Written quotations available on request. Life assurance is usually required.
To arrange a no obligation appointment please contact your local office.

Opening Times
In order to comply with the Estate Agents (Undesirable Practises) Order 1991, Park Row Properties are required to verify the status of any prospective purchaser... This includes the financial standing of that purchaser and his ability to exchange contracts . To allow us to comply with this order and before recommending acceptance of any offers, and subsequently making the property 'SOLD' each prospective purchaser will be required to demonstrate to 'Park Row Properties' that they are financially able to proceed with the purchase of the property.
We provide truly Independent Mortgage Advice. Unlike many companies we are not tied, and more importantly not targeted to any Lender. We have instant on-line access to over 1000 mortgage deals provided by over 100 Lenders ensuring we are unbeatable when identifying and recommending your new mortgage or re-mortgage requirements.
Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it. Written quotations available on request. Life assurance is usually required.
To arrange a no obligation appointment please contact your local office.

TENURE AND COUNCIL TAX BANDING
Please note: The Tenure and Council Tax Banding for the property have been advised by the Vendor or obtained from online sources. We strive to ensure these details are accurate and reliable, however, we advise any potential buyer to carry out their own enquiries before proceeding.