WETHERBY Wetherby is a West Yorkshire market town located on the banks of the River Wharfe and lies almost equidistant from Leeds, Harrogate and York. Local amenities include a range of shops, schooling, sporting amenities including indoor heated swimming pool, 18 hole golf course, tennis, squash, rugby, cricket and football teams. Commuting to major Yorkshire commercial centres is via a good local road network with the A1 and M1 link south of Aberford. 

DIRECTIONS Leaving Wetherby heading north along Deighton Road turn left onto Ainsty Road and first left onto North Grove Avenue. Bearing right and continue onto Coxwold Hill, as you climb the slope the property is identified on the left hand side with a Renton & Parr for sale board at the corner of Coxwold Hill and Coxwold View.  

THE PROPERTY A well proportioned and generous size three bedroom semi-detached family home providing flexible and versatile living accommodation arranged over three floors including useful loft conversion currently used as office space.

The accommodation which benefits from gas fired central heating and double glazed UPVC windows throughout in further detail giving approximate room sizes comprises :-  

ENTRANCE PORCH Through attractive arched double glazed UPVC front door with window to side leading to :-  

ENTRANCE HALLWAY Through double glazed UPVC inner door with two windows to side with single radiator, storage cupboards, understair meter cupboard with electric meter and consumer unit, further gas meter cupboard understairs, wood effect laminate flooring through hallway, kitchen and downstairs w.c.,Stairs leading to first floor.  

DOWNSTAIRS W.C. A white suite comprising low flush w.c., corner hand basin, single radiator, double glazed window to side.  

KITCHEN 13' 2" x 8' 4" (4.03m x 2.55m) overall An attractive kitchen fitted with a range of wall and base units including cupboards and drawers, work surfaces and tiled splashbacks, one and a half bowl stainless steel sink unit with mixer tap, double glazed window to side and rear, electric double oven with four ring gas hob and extractor hood above, space for large American style fridge freezer, space and plumbing for automatic dishwasher, useful pantry cupboard, wood effect laminate flooring, door leading to :- 

SIDE PORCH With double glazed door to side, double glazed window, useful utility cupboard with power laid on, space and plumbing for automatic washing machine and tumble dryer.  

LIVING ROOM 17' 0" x 11' 7" (5.19m x 3.54m) plus bay window recess A light and bright living room with UPVC double glazed bay window to front, electric wall mounted gas fire, radiator, storage shelving for books or DVD's and pendant lighting. Double doors leading to :- 

DINING ROOM 10' 4" x 8' 6" (3.16m x 2.6m) A bright and airy dining room with UPVC French doors onto raised Yorkshire stone terraced area with steps leading down to garden. Single radiator, sealed serving hatch to kitchen, bamboo laminate wood flooring.  

FIRST FLOOR  

LANDING With double glazed window to side, airing cupboard housing insulated water tank, linen store above.  

BEDROOM ONE 12' 8" x 8' 8" (3.87m x 2.66m) plus bay window recess and plus fitted wardrobe An attractive principal bedroom with double glazed bay window to front, radiator beneath, sliding panel. Fitted wardrobe to the entirety of one wall.  

BEDROOM TWO 10' 11" x 9' 8" (3.34m x 2.97m) With double glazed window to rear, radiator beneath, wood effect laminate flooring.  

BEDROOM THREE 8' 0" x 7' 11" (2.44m x 2.42m) With double glazed window, single radiator.  

SHOWER ROOM 7' 9" x 6' 1" (2.37m x 1.86m) An attractive four piece white suite comprising low flush w.c., pedestal wash basin, low mounted bidet and walk-in shower cubicle, tiled walls and floor, chrome heated towel rail, UPVC double glazed window, extractor fan, recess ceiling lighting.  

CONVERTED LOFT SPACE 11' 1" x 11' 8" (3.39m x 3.58m) Enclosed stairs from the landing lead to useful converted loft room currently used as office space. Access hatch to further eaves storage, double glazed Velux window affording far reaching views to the rear over Wetherby town and out towards the Hambleton Hills.  

TO THE OUTSIDE Through an iron gate a footpath leads to front door, side door and stepped path leads down to the rear driveway and garage. Vehicular access from Coxwold Hill leads to paved sweeping driveway and :- 

INTEGRAL SINGLE GARAGE 16' 8" x 8' 5" (5.1m x 2.59m) widening to 12' 9" (3.89m) floor mounted Ideal gas fired central heati With manual up and over door, light and power laid on. Water tap Access hatch leading to extensive 'undercroft' storage spanning the entire length of the building. Floor mounted Ideal gas fired central heating boiler.  

GARDENS Private and enclosed garden to front set mainly to lawn with attractive and established borders of herbaceous shrubs and bushes and timber fence. Side garden stretching the length of the property, again set mainly to lawn bordered with low level shrubs. The rear garden with well maintained and established borders, a lawned section and attractive stone paved patio area providing a quiet oasis for outdoor entertaining and 'al-fresco' dining.  

COUNCIL TAX Band D (from internet enquiry).