** OPEN PLAN LIVING SPACE ** TWO BEDROOMS ** Situated on the popular Staynor Hall development, this mid-terrace property briefly comprises: Hall, Lounge/Kitchen/Diner and Ground Floor w.c. To the First Floor are 2 bedrooms and Bathroom. VIEWING IS HIGHLY RECOMMENDED TO FULLY APPRECIATE THE STYLE OF 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 door with top section having double glazed frosted panel to the front elevation.

Hall
Stairs leading to First Floor Accommodation with handrail. Central heating radiator, wood effect flooring and door leading off.

Open Plan Lounge/Kitchen Diner
Range of ivory base and wall units with brushed chrome handles. Single bowl stainless steel sink with chrome mixer tap over set into wood block effect laminate work surface and matching upstand which extends to breakfast bar area. Integrated appliances include: brushed steel electric 'Zanussi' oven, four ring gas hob and extractor fan over benefitting from downlighting. The central heating boiler is located in the Kitchen Area. Plumbing for washing machine. UPVC double glazed window to the front elevation and uPVC patio doors to the rear elevation. Central heating radiator, wood effect flooring, storage alcove and door leading into:

Ground Floor w.c
White low flush w.c with chrome fittings and matching pedestal wash hand basin with chrome taps over and tiled splashback. Wood effect flooring, central heating radiator and electric extractor fan.

Landing
Balustrade and spindles, loft access and doors leading off.

Bedroom One
UPVC double glazed window to the rear elevation and central heating radiator.

Bedroom Two
Twin uPVC double glazed windows to the front elevation, central heating radiator and television point.

Bathroom
White panel bath with chrome taps, chrome shower and further fixed head shower attachment with chrome trimmed concertina shower screen. This area is tiled to ceiling height. White low flush w.c with chrome fittings and white pedestal wash hand basin with chrome taps over. Central heating radiator, electric extractor fan and tiled flooring.

Front
Flagged pathway leading away from the property and also to the side giving access to the service lane. Hardstanding for off-street parking with decorative stone borders.

Rear
Flagged patio area and pathway leading to timber pedestrian access gate giving access to the service lane. The garden is laid to lawn with herbaceously planted borders. The boundaries are defined by timber fence and posts.

Directions
On leaving Selby Office turn left onto Market Place at the traffic lights turn right onto the A1041 signposted Goole. At the roundabout continue straight ahead and take the second turning on the left onto Cedar Road, follow the road ahead to the next round about and take the first exit onto Hemlock Drive. Finally turn left onto Fir Tree Close. The property can be clearly identified by a Park Row 'For Sale' board.

Tenure
Freehold

Council and Tax Banding
Council: Selby District Council
Tax Banding: 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.