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 by pass and M1/A1 link south of Aberford.

DIRECTIONS Leaving Wetherby proceeding along North Street, turn left into York Place, left into Grosvenor Terrace and then follow the road bearing right into Sandringham Road. The property is located at the top of the junction with Barleyfields Road, identified on the left hand side by a Renton & Parr for sale board.

THE PROPERTY Stone fronted with brick elevations, this well proportioned semi detached Edwardian home provides flexible and versatile living accommodation along with family sized gardens and off road parking. Renovated and modernised by the current owners including refitted kitchen, refitted bathroom, electrical re-wire and replacement gas fired central heating boiler. The accommodation in further detail, giving approximate room sizes, comprises:-

GROUND FLOOR

ENTRANCE PORCH Entering through traditional soft wood front door to entrance porch with single radiator to side, enriched ceiling cornice, doorway leading to:-

INNER HALLWAY With staircase leading to first floor, enriched plaster work creating decorative archway, double radiator to side, two pendant light fittings, wood effect laminate flooring which extends to hallway, dining room and kitchen.

KITCHEN 11' 3" x 9' 10" (3.43m x 3.0m) Refitted with a modern high gloss and wood effect kitchen comprising a range of wall and base units including cupboards and drawers, four integrated AEG appliances include double oven, four ring induction hob with extractor hood above, under counter washer/dryer and under counter dishwasher. Integrated fridge freezer, one and half bowl stainless sink unit with drainer and mixer tap, double glazed window along with double glazed rear door onto garden, wood effect laminate flooring, recessed ceiling lighting. Open archway to:-

DINING ROOM 12' 10" x 12' 3" (3.92m x 3.75m) max into recess A bright and airy dining room with attractive high ceilings, decorative ceiling cornice, double glazed window overlooking rear garden with radiator beneath, fitted storage cupboard with drawers into chimney breast recess, central pendant light fitting, doorway into inner hallway and French style double doors into:-

LIVING ROOM 13' 5" x 12' 9" (4.1m x 3.89m) widening to 16' 2" (4.94 m) into bay A traditional living room of generous proportions with attractive Victorian style three sided double glazed bay window to front, generous high ceilings with decorative ceiling cornice along with picture rail, central ceiling rose and chandelier light fitting. Feature fireplace with slate hearth, marble mantlepiece with Dunsley wood burning stove inset, single radiator, original exposed wooden flooring. From the hallway steps leading down to:-

CELLAR 18' 4" x 12' 4" (5.6m x 3.76m) overall Providing extremely useful cellar storage along with characterful original features such as cast iron range fireplace and oven, stone "cold slab" early clay sink unit with water tap and early brick built coal fire oven. Timber window to side, light and power laid on along with gas and electric meters.

FIRST FLOOR

LANDING With exposed original timber floorboards and timber balustrade to the stairs, small loft access hatch, central pendant light fitting.

BEDROOM ONE 13' 113' 0" x 11' 2" (3.97m x 3.42m) widening to 13' 1" (4.0m) A bright double bedroom with large double glazed window to front, double radiator, feature cast iron fireplace with mantlepiece and coloured tiled surround, exposed original wooden floorboards, generous high ceilings.

BEDROOM TWO 12' 7" x 12' 4" (3.86m x 3.78m) A generous sized double bedroom with two large double glazed windows with pleasant aspect over rear garden and over towards school playing fields, double radiator, decorative cast iron feature fireplace, built in storage cupboard to chimney breast recess, recessed ceiling lighting.

BEDROOM THREE 9' 8" x 7' 1" (2.95m x 2.16m) With double glazed window to front, double radiator, generous high ceilings, ceiling cornice and recessed lighting.

HOUSE BATHROOM 11' 3" x 9' 11" (3.43m x 3.03m) Refitted with a modern four piece suite comprising low flush WC, floating vanity wash basin, freestanding bath with chrome mixer tap and shower head fitting, large walk-in shower cubicle with "drencher" shower head, part tiled walls with decorative coloured tiled flooring, ladder effect heated towel rail, large storage cupboard housing Worcester wall mounted gas fired central heating boiler, double glazed window to side, recessed ceiling lighting.

TO THE OUTSIDE Tarmac driveway to rear provides off road parking along with access to:-

COACH HOUSE 13' 5" x 13' 1" (4.1m x 4.0m) Access to half of a former coach house shared with a neighbouring property providing useful storage space, timber garage style door to front, ladder serves access to the first floor.

GARDENS Decorative front garden behind Dwarf stone wall with deep flower bed and stone steps leading to front door. The generous corner plot means the majority of garden is to the side set mainly to law behind neatly maintained perimeter hedges which, along with attractive and established trees, afford a high degree of privacy. Further garden area provides seating area ideal for outdoor entertaining along with barbecue and 'al fresco' dining in the summer months. A brick built outhouse with external toilet and external store.

COUNCIL TAX Band D (from internet enquiry)