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 From Wetherby proceeding towards Boston Spa along the A168 parallel to the A1, follow the signs for Boston Spa. Entering the village proceeding towards Boston Spa High Street, turn left at the traffic lights onto Bridge Road where the property will be identified on your right hand side with a Renton & Parr for sale board.  

THE PROPERTY A well presented three bedroom mid terraced property of generous proportions. Tastefully decorated throughout providing attractive living accommodation over three floors. The property benefiting from gas fired central heating and double glazed windows while retaining many characterful features such as exposed wooden flooring and generous high ceilings in further detail giving approximate room sizes comprises :-  

ENTRANCE PORCH Entering through hardwood front door with glazed window and top light, attractive high ceiling and exposed wooden floor boards, decorative stained glass window, internal door to :-  

ENTRANCE HALLWAY With double radiator to side, staircase leading to first floor, decorative ceiling cornice and arched cornice detailing.  

LIVING ROOM 15' 5" x 11' 2" (4.7m x 3.41m) max into bay A bright and airy living room with large walk-in bay window to front with replacement double glazed casement windows with shutters fitted to the inside. Feature fireplace with Esse wood burning stove inset, slate hearth, brick surround and attractive timber mantle piece. Built in storage cupboard and shelving to the chimney recess, high ceilings with deep enriched ceiling cornice and picture rail, exposed wooden flooring, pendant light fitting and traditional radiator.  

DINING ROOM 14' 2" x 12' 4" (4.34m x 3.76m) A generous size formal dining room with traditional sliding sash window to rear, double radiator beneath, attractive feature place, deep and useful storage cupboard under stairs, generous high ceilings with decorative picture rail, exposed wooden floor boards and central light fitting.  

KITCHEN 15' 3" x 6' 5" (4.66m x 1.97m) Fitted with an attractive Shaker style kitchen comprising a range of wall and base units including cupboards and drawers, work surfaces with tiled splashbacks, electric oven with five ring gas hob, extractor hood above. Space and plumbing for automatic washing machine, dishwasher, wine fridge and free-standing fridge freezer. Two bowl sink unit with drainer and mixer tap above, two double glazed windows to side and further Velux window, single radiator, tile effect vinyl flooring, recess ceiling lighting, door leading to :- 

REAR PORCH 7' 3" x 3' 10" (2.22m x 1.18m) With double glazed UPVC door onto rear courtyard, double glazed surround and tiled flooring providing useful boot room and cloaks store.  

FIRST FLOOR  

LANDING With staircase leading to :-  

SECOND FLOOR Two light fittings.  

BEDROOM ONE 15' 2" x 12' 10" (4.64m x 3.93m) A generous sized master bedroom enjoying two large double glazed sliding sash windows to front with radiator beneath, high ceilings with decorative picture rail, exposed wooden floor boards, central light fitting.  

BEDROOM TWO 9' 11" x 8' 3" (3.03m x 2.54m) overall A cosy guest bedroom with double glazed sliding sash window to rear, single radiator, decorative picture rail, central pendant light fitting.  

BATHROOM 9' 10" x 5' 8" (3m x 1.73m) Fitted with a white four piece suite comprising 'Sani-loo' low flush w.c., pedestal wash basin, panelled bath with tiled splashback surround, step in corner shower cubicle, part tiled walls to shower cubicle, tiled flooring, ladder effect chrome heated towel rail, recess ceiling lighting and extractor fan.  

GUEST W.C. 7' 2" x 3' 5" (2.19m x 1.06m) Fitted with a white suite comprising low flush w.c., pedestal wash basin, single radiator, timber frame window to rear, tiled flooring and light fitting.  

SECOND FLOOR  

BEDROOM THREE 15' 2" x 11' 5" (4.64m x 3.49m) overall plus dormer A skilfully converted attic to create generous size double bedroom with double glazed sliding sash window into dormer, further double glazed Velux window to rear, double radiator, access hatch to useful eaves storage area.  

TO THE OUTSIDE On-street parking is available at the front of the property, pedestrian access to the rear provides useful storage area for bins and access via handgate into rear courtyard.  

GARDENS A "cottage-style" front garden is set to neatly maintained box hedging, handgate leads to front door. Rear courtyard set to low maintenance walled patio with attractive tiled flooring, access to brick outhouse providing useful storage space and housing wall mounted gas fired central heating boiler along with gas and electric meters. Rear courtyard provides an ideal outdoor space for entertaining and relaxation along with 'al-fresco' dining and barbecue in the summer months.  

COUNCIL TAX Band D (from internet enquiry).