BOSTON SPA Boston Spa is a predominantly stone built village with many Georgian properties, situated some 1 1/2 miles east of the A1 on the southern bank of the River Wharfe.

The village has its own good selection of shops, schools and facilities with a further range of amenities including indoor swimming pool and golf course in the market town of Wetherby some 3 miles away. Commuting links are good being almost equidistant to Leeds, York and Harrogate. 

DIRECTIONS Entering Boston Spa from the A1/A168 proceeding along High Street, turn right down Clifford Road, opposite the village hall. Hall Mews is the second turning on the left.  

THE PROPERTY A particularly well presented two bedroom mid-townhouse within this sought after complex reserved for the over 55's. Benefiting from modern kitchen and shower room, together with downstairs toilet. The accommodation benefits from gas fired central heating, double glazed UPVC windows and doors and in further detail giving approximate room sizes comprises :-  

GROUND FLOOR  

ENTRANCE HALL With modern composite front door, single radiator, useful store cupboard with space for tumble dryer and freezer as well as cloaks hanging space.  

DOWNSTAIRS W.C. An updated white suite comprising low flush w.c., with concealed cistern, vanity wash basin with cupboard beneath and shelves, double glazed UPVC window to front, chrome ladder effect heated towel rail, part tiled walls.  

KITCHEN 8' 6" x 5' 10" (2.6m x 1.8m) Fitted with a modern range of wall and base units, cupboards and drawers, with laminate rolled work surfaces, inset Franke stainless steel sink unit with mixer tap, automatic washing machine beneath, along with twin cooker with four ring gas hob, integrated fridge, (white goods including in sale) tiled splashback, double glazed UPVC window to front elevation, tile effect vinyl floor covering.  

LIVING ROOM 17' 0" x 13' 9" (5.2m x 4.2m) A generous room with "Living Flame" coal effect gas fire, attractive polished stone surround and mantle, T.V. aerial, two radiators, wall light points, staircase to first floor, double glazed sliding patio doors leading out onto attractive stone flagged patio area with communal gardens beyond.  

FIRST FLOOR  

LANDING AREA With loft access hatch to boarded loft space, drop down ladder.  

DOUBLE BEDROOM ONE 8' 10" x 10' 5" (2.7m x 3.2m) With fitted bedroom furniture to three sides providing generous storage along with matching bedside table, double glazed UPVC window to rear elevation, radiator beneath, telephone point.  

BEDROOM TWO 13' 9" x 6' 6" (4.2m x 2m) With fitted wardrobes to one side as well as matching drawers, double glazed UPVC window to front elevation, radiator beneath.  

SHOWER ROOM A modern white suite comprising low flush w.c., with concealed cistern, vanity wash basin with cupboards and drawers beneath as well as open shelving, generous walk-in shower cubicle with Mira shower fitting, part tiled walls, chrome ladder effect heated towel rail, double glazed UPVC window to front. Airing cupboard with shelves above.  

TO THE OUTSIDE Allocated parking as well as visitor parking available.  

GARDENS As a whole the Hall Mews development enjoys beautifully maintained communal gardens. The property also benefits from a private stone flagged patio area with space for seating (accessed off living room). Outside bin store with key safe.  

TENURE Leasehold. 93 years remaining. Monthly service charge £120.34 including ground rent, alarm system and buildings insurance. 

COUNCIL TAX Band C (from internet enquiry).