CLIFFORD Clifford is an attractive West Yorkshire village with its own Churches, public houses and bus services as well as being within easy commuting distance to Wetherby, Leeds, York and Harrogate. The A1 is within 1 1/2 miles giving immediate access to the A64, M62 and A1/M1 link road.There are further excellent facilities in the market town of Wetherby and the village of Boston Spa.  

DIRECTIONS From Wetherby proceeding south towards Boston Spa. On entering the village of Boston Spa take the first right turning into Clifford Moor Road towards Clifford. Once in Clifford continue straight along Willow Lane and the property is identified on the left hand side by a Renton & Parr for sale board.  

THE PROPERTY Tastefully decorated throughout this charming "cottage-style" detached house provides light and spacious accommodation particularly to the ground floor. Benefiting from replacement double glazed windows, gas fired central heating, engineered oak flooring to ground floor except the kitchen and bathroom, the accommodation in further detail giving approximate room sizes comprises :-  

ENTRANCE PORCH With replacement entrance door, mat well leading to :-  

ENTRANCE HALL Engineered oak floor, turned staircase to first floor, decorative beamed ceiling, radiator, understairs cupboard.  

LOUNGE 14' 9" x 12' 5" (4.5m x 3.81m) Replacement double glazed windows to front and French doors to rear patio and garden. Beamed ceiling, double radiator, T.V. point, fireplace with raised hearth and gas fired stove, three wall light points. 

DINING ROOM 16' 9" x 9' 8" (5.13m x 2.97m) Engineered oak floor, double glazed window to front, radiator, ceiling cornice. 

BREAKFAST KITCHEN 17' 2" x 10' (5.23m x 3.05m) Range of modern wall and base units including cupboards and drawers, Silestone granite work surfaces and splashback, underset one and a half bowl Blanco sink with mixer taps, integrated Siemens appliances
including conventional oven and compact oven with microwave, five ring induction hob with extractor hood above, fridge and freezer, modern contemporary radiator, recess ceiling lighting and ceiling beams, Travertine tiled flooring, replacement double glazed window to front, breakfast bar and T.V. point. Door leading to :- 

FAMILY ROOM 21' 3" x 12' 2" (6.48m x 3.71m) A charming room with two chapel style double glazed windows to one side and bi-fold doors to patio and garden, two radiators, built in cupboards, ceiling cornice, two wall light points. 

UTILITY/SHOWER ROOM 30' 6" x 8' 0" (9.3m x 2.46m) Fitted shower, vanity wash basin with cupboards under, low flush w.c., cupboard housing Worcester gas fired central heating boiler, together with plumbing for built in automatic washing machine, chrome heated towel rail, double glazed window, extractor fan, laminate floor. 

FIRST FLOOR  

LANDING Two double glazed windows to rear with view towards the village church, radiator, loft access.  

BEDROOM ONE 12' 7" x 11' 8" (3.84m x 3.56m) With double glazed window to front, double radiator, two built in single wardrobes and storage cupboards, ceiling cornice, three wall light points. 

BEDROOM TWO 15' 5" x 9' 1" (4.72m x 2.79m) Double glazed window to side elevation, two fitted double wardrobes, large airing cupboard, bedside cabinets and drawer unit, radiator, ceiling cornice. 

BEDROOM THREE 10' 7" x 10' 2" (3.23m x 3.1m) Including fitted wardrobes, double glazed window to front, radiator. 

BEDROOM FOUR / STUDY 6' 9" x 6' 9" (2.08m x 2.06m) plus recess Double glazed window to rear, radiator. 

BATHROOM 11' 10" x 7' 4" (3.61m x 2.26m) Refitted with a modern white four piece suite comprising low flush w.c., 'his & hers' vanity wash basin with storage underneath, free-standing panelled bath with hand held shower fitting above, large step in shower cubicle with digital shower, attractive part tiled walls with wood effect amtico flooring, vertical heated towel rail, double glazed window to rear overlooking rear garden, attractive ceiling with exposed roof timbers, recess ceiling lighting and extractor fan. 

TO THE OUTSIDE To the front of the property is a "crunch-gravel" horse shoe driveway providing in & out access onto Willow Lane, together with herbaceous flower bed.  

INTEGRAL GARAGE 18' x 10' (5.49m x 3.05m) overall With electric roller shutter door, light and power laid on. Door to rear. 

GARDENS There is a delightful private rear garden with extensive stone flagged patio area, ideal for outdoor entertaining with steps leading down to a further "secret-garden", part walled comprising lawn with well stocked borders, bushes and shrubs, small garden pond, greenhouse and garden shed. There is outside power, water tap and lighting.  

COUNCIL TAX Band F (from internet enquiry).