** TRADITIONAL FEATURES THROUGHOUT ** ENCLOSED REAR GARDEN ** EASY ACCESS TO COMMUTER LINKS ** Situated in Goole, this property briefly comprises: Hall, Lounge, Dining Room and Kitchen. To the First Floor are three Bedrooms and a Bathroom. VIEWING IS HIGHLY RECOMMENDED TO FULLY APPRECIATE THE PROPERTY ON OFFER. RING US 7 DAYS TO BOOK 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 panels to the front elevation.

Hall
Stairs leading to the First Floor Accommodation with balustrade and turned spindles. Storage cupboards: one having uPVC double glazed window to the side elevation and central heating radiator. Traditional features include flooring, picture rail and timber panel doors leading off.

Lounge
UPVC double glazed bay window to the front elevation. Coal effect 'Living Flame' gas fire set into granite effect surround and hearth with traditional storage unit with drawer sections to the side. Central heating radiator, television and telephone points.

Dining Room
Traditional picture rail. UPVC double glazed patio doors to the rear elevation and central heating radiator.

Kitchen
Range of cream fronted base and wall units with chrome handles. Single bowl stainless steel sink and drainer with chrome mixer tap over set into wood block effect laminate work surface with tiled splashback. Integrated appliances include: brushed steel electric oven, four ring ceramic hob with electric extractor fan over benefitting from downlighting. Plumbing for washing machine and central heating radiator. Central heating boiler is located in the cupboard. Aperture flowing into storage cupboard. UPVC double glazed window to the rear elevation, uPVC door with top section having double glazed frosted panel to the side elevation and tiled flooring,

Landing
Further balustrade and spindles. UPVC double glazed window to the side elevation, loft access and traditional panel doors leading off.

Bedroom One
Range of fitted wardrobes with sliding full length mirrored fronts. UPVC double glazed window to the front elevation, central heating radiator and traditional picture rail.

Bedroom Two
UPVC double glazed window to the rear elevation and central heating radiator. Traditional picture rail.

Bedroom Three
UPVC double glazed window to the front elevation, over stairs built-in wardrobe and central heating radiator.

Bathroom
White roll-top, claw-footed bath with chrome mixer tap over and shower attachment. White low flush w.c with chrome fittings and white pedestal wash hand basin with chrome mixer tap over. The room is tiled on all walls to ceiling height with tiled flooring. Chrome heated towel rail. UPVC double glazed frosted window to the rear elevation.

Front
Storm porch and outside lamp. Flagged pathway running along the front and to the side of the property with decorative stone driveway and herbaceous boarders. The boundaries are defined by brick wall and timber fencing. Timber pedestrian access gate to the side of the property.

Rear
Decorative pathway leading onto patio areas to the sides. Halogen floodlight on 'PIR' sensor and tap. The garden is predominantly laid to lawn with boarders having mature and established trees and shrubs. Further raised patio area to the bottom of the garden. Workshop with up and over door and uPVC door to the side elevation. The boundaries are defined by timber fence and timber posts.

DIRECTIONS
From our Goole office on Pasture Road continue straight and at the mini roundabout continue forward onto Westfield Avenue and finally turn left onto Western Road. The property can be clearly identified by a Park Row 'For Sale' board.

TENURE
Freehold

COUNCIL TAX
Local Authority: East Riding of Yorkshire
Band: B

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.

HEATING & 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.

MAKING A 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.

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.

OPENING HOURS
CALLS ANSWERED :
Mon, Tues, Wed & Thurs - 9.00am to 8.00pm
Friday - 9.00am to 5.30pm
Saturday - 9.00am to 5.00pm
Sunday - 11.00am to 3.00pm

TO CHECK OFFICE OPENING HOURS PLEASE CONTACT THE RELEVANT BRANCHES ON:

GOOLE - 01405 761199
SELBY - 01757 241124
SHERBURN IN ELMET - 01977 681122
PONTEFRACT - 01977 791133
CASTLEFORD - 01977 558480

VIEWINGS
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.