Rooms

Summary
Many original and characterful features remain such as stone flagged flooring, exposed timber beams and brick walls etc making this a must view property. The accommodation briefly comprises entrance hall with flagged flooring leading to the lounge/dining room with stunning Inglenook fireplace and French doors to the garden, fitted kitchen, utility room, two ground floor bedrooms and house bathroom, two further double bedrooms to the first floor with en-suite to one. Garden to rear with parking further to the rear also. Viewing essential!

Location
Patrington is a small country village approximately 17 miles to the east of Kingston Upon Hull between the market town of Hedon and Withernsea where a range of amenities and shopping facilities are available.

Accommodation
The property is arranged on two floors and briefly comprises as follows:

Entrance Hall
With stone flagged flooring, exposed timber beams and Velux roof window.

Lounge/Dining Room 10.5m x 5m (34' 5" x 16' 5")
With comfortable seating areas, stunning Inglenook fireplace with exposed brick and timber lintel and French doors leading to the garden. Formal dining area with exposed timber beams.

Kitchen 5.9m x 3.7m (19' 4" x 12' 2")
With a comprehensive range of wall, floor and drawer units with preparation surfaces over, ceramic sink and drainer inset, integrated oven, hob and hood, integrated dishwasher, stone flagged flooring, exposed timber beams, door to rear and window to rear.

Utility Room 2.16m x 1.88m (7' 1" x 6' 2")
With plumbing for automatic washing machine, further storage and work surfaces.

Bedroom 1 4.67m x 4.67m (15' 4" x 15' 4")
With window to side and exposed brick feature wall.

En-suite
Fully tiled with step-in shower enclosure, low flush w.c. and wash hand basin.

Bedroom 2 4.67m x 3.43m (15' 4" x 11' 3")
With window to side and exposed brick feature wall.

Bathroom 4.57m x 2.5m (15' 0" x 8' 2")
Fully tiled with sunken style bath, separate step-in shower enclosure, low flush w.c., wash hand basin, chrome towel radiator, window to side, tiled flooring and exposed timber beams.

First Floor

Bedroom 3 4.42m x 3.05m (14' 6" x 10' 0")
With two Velux roof windows, exposed timber beams and door leading to ...

En-suite 2.82m x 2.16m (9' 3" x 7' 1")
With step-in shower enclosure, low flush w.c., wash hand basin and eaves storage.

Bedroom 4
2.16m max x 3.05m - With Velux roof window and exposed timber beams.

Outside
The garden is paved for ease of maintenance with fencing to the perimeter and is planted with trees, shrubs and evergreens. There are two allocated parking spaces further to the rear.

Agents Note
An annual service charge of £500 is payable to the Enholmes Farm Management Company to maintain the communal areas and street lighting etc.

Central Heating
The property has the benefit of gas fired central heating.

Double Glazing
The property has the benefit of double glazing throughout.

Council Tax
Council Tax is payable to the East Riding of Yorkshire Council. From verbal enquiries we are advised that the property is shown in the Council Tax Property Bandings List in Valuation Band E.*

Fixtures & Fittings
Certain fixtures and fittings may be purchased with the property but may be subject to separate negotiation as to price.

Disclaimer
*The agent has not had sight of confirmation documents and therefore the buyer is advised to obtain verification from their solicitor or surveyor.

Viewings
Strictly by appointment with the sole agents.

Valuation/Market Appraisal
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