**SOUTH FACING GARDENS**VIEWS OVER FIELDS** THREE DOUBLE BEDROOMS** OFF STREET PARKING ** Situated in Selby, this property briefly comprises: entrance hallway, lounge, sitting room and kitchen. To the first floor are three bedrooms and a bathroom. VIEWING IS ESSENTIAL TO FULLY APPRECIATE THE STYLE AND POSITION OF THIS LOVELY 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
UPVC door with frosted panels leading through into:

Entrance Hallway
Timber framed single glazed window to the front elevation and stairs leading to First Floor Accommodation with handrail. Storage cupboard, central heating radiator and wood effect flooring. Galleried landing with open vaulted ceiling. Door leading through:

Lounge
UPVC double glazed windows to the front and side elevation, feature fire place and central heating radiator.

Sitting Room
Wall mounted 'Living flame' gas fire. UPVC double glazed window to the side elevation, uPVC double glazed French doors to the rear elevation both flanked by double glazed windows leading out to patio/garden. Central heating radiator, wood effect flooring, television and telephone points.

Kitchen
Range of base and wall units with timber doors and timber handles. Single bowl stainless steel sink and drainer with chrome mixer tap over set into a wood effect laminate work surface with tiled splashback. Electric cooker point, plumbing for washing machine, wood effect cushion flooring and central heating radiator. The 'Ideal' central heating boiler located here. UPVC double glazed window to the rear elevation and understairs pantry.

Landing
UPVC double glazed window to the side elevation, telephone point and doors leading off.

Bedroom One
Two sets of built in wardrobes, uPVC double glazed window to the front elevation and central heating radiator

Bedroom Two
UPVC double glazed windows to the side and rear elevation and central heating radiator.

Bedroom Three
Range of fitted wardrobes and further storage cupboard. UPVC double glazed window to the rear elevation giving views over fields and central heating radiator.

Bathroom
White bath with chrome taps and chrome shower over. White low flush w.c with chrome fittings and matching pedestal wash hand basin with chrome mixer tap over. UPVC double glazed frosted windows to the side elevation. Loft access, central heating radiator, wood effect cushion flooring and storage cupboard.

Front
Decorative brick blocked driveway and decorative stone pathway running along side the driveway. This leads us to an access gate giving access into garden. Shared driveway and boundaries defined by hedging timber fence.

Rear
Concrete patio area running along the rear of the property leading into second tier of garden with further pathway. The garden is laid to lawn and wraps around the property in an L section. The rear is fully enclosed with brick wall, timber fence, concrete posts and herbaceous borders with mature established trees and shrubs.

DIRECTIONS
Leave our office on Finkle Street, and proceed onto Micklegate, at the end of Micklegate turn right onto Water Lane. At the traffic lights turn right onto New Street. Follow this road straight onto Gowthorpe at the crossroads continue straight onto Leeds Road. Turn left into West Park, continue straight ahead where the property can be clearly identified by a Park Row 'For Sale' board.

TENURE
Freehold

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 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.

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.

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:

SELBY - 01757 241124
SHERBURN IN ELMET - 01977 681122
GOOLE - 01405 761199
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.