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 along the A164 towards Boston Spa/Tadcaster. At the roundabout following the signpost for Boston Spa. Entering Boston Spa turn right up Clifford Moor Road. At the T junction in the village of Clifford, turn left onto High Street and the property is identified on the right hand side by a Renton & Parr for sale board.

THE PROPERTY Holly Tree House is an excellent double fronted period property steeped in history, dating back we understand to the 1800's and for generations was the home of the village butchers. The property encompasses the former butchers shop and outbuildings and many features from that era are still evident today. A feature of the property is the private south facing rear garden within which there is a self-contained one bedroom cottage which offers great flexibility and opportunity for those looking for extended family living space, home office or holiday let. Benefiting from gas fired central heating and mostly double glazed windows, the accommodation in further detail giving approximate room sizes comprises :-

GROUND FLOOR

LIVING ROOM 15' 5" x 13' 11" (4.7m x 4.24m) excluding depth of bay window to front with shutters Attractive fireplace with open fire and tiled slips, book shelving to recess, traditional radiator, double doors leading to :-

SITTING ROOM 14' x 11' 9" (4.27m x 3.58m) widening to 16' (4.88m) into bay window with shutters and seating Flavel wood burning stove with oak mantle above, dado rail, traditional radiator.

DINING ROOM 12' 8" x 11' 9" (3.86m x 3.58m) Wooden floor, traditional radiator, window to rear.

OPEN PLAN KITCHEN/BREAKFAST ROOM 26' 6" x 11' 1" (8.08m x 3.38m) overall

KITCHEN AREA 12' 10" x 10' 1" (3.91m x 3.07m) Comprehensively fitted with bespoke hand painted wooden units including cupboards and drawers, plate rack, pull-out baskets, wood tops with tiled surrounds, twin bowl sink by Villeroy & Boch having mixer taps, integrated appliances including dishwasher, fridge freezer, microwave, Rangemaster oven with six ring gas hob and extractor fan above, LED ceiling lighting, slate tiled floor extending through to :-

BREAKFAST AREA 11' 5" x 9' 5" (3.48m x 2.87m) Wall light points, traditional radiator, window overlooking rear courtyard and external doors.

INNER HALL With staircase to first floor with understairs cupboard, radiator.

REAR HALL With slate tiled floor, cloaks rail, cupboards under, traditional radiator. Rear entrance door.

W.C. (OFF) Low flush w.c., wash hand basin, panelled dado. Adjoining the sitting room is the original butchers shop now providing a high flexible room used as a:-

PLAYROOM / UTILITY AREA 16' 6" x 13' 8" (5.03m x 4.17m) Having secondary front entrance door, oak flooring, radiator, solid oak worktops with cupboards under, plumbing for automatic washing machine and tumble dryer, shuttered windows to front, wall light points. Spiral staircase to :-

MEZZANINE LEVEL 13' 10" x 7' 1" (4.22m x 2.16m) Forming an ideal gaming area or study and popular sleep over facility. Vaulted ceiling.

FIRST FLOOR

LANDING Double glazed window to rear.

BEDROOM TWO 15' 6" x 14' (4.72m x 4.27m) narrowing to 8' (2.44m) An 'L shaped room with two double glazed windows to front, built in wardrobes, cupboards and drawers, two radiators.

BEDROOM THREE 12' 8" x 9' 6" (3.86m x 2.9m) Double glazed window to rear, radiator.

BEDROOM FOUR 14' x 11' (4.27m x 3.35m) max Including fitted wardrobes, cupboards and open shelving, double glazed window to front, radiator.

FAMILY BATHROOM 10' 9" x 7' 7" (3.28m x 2.31m) Four piece traditional English white suite comprising free-standing bath with mixer taps, pedestal wash basin, low flush w.c., walk in shower cubicle, tiled floor and half tiled walls, heated towel rail, double glazed window. Staircase to loft conversion.

BEDROOM ONE 16' 8" x 17' 4" (5.08m x 5.28m) Having exposed beams and vaulted ceiling with restricted head height, four Velux windows to rear with blinds, radiator, walk in wardrobe.

EN-SUITE BATHROOM Three piece white suite comprising panelled bath with mixer taps and shower above, pedestal wash basin, low flush w.c., cabinet, heated towel rail, Velux window with blind.

TO THE OUTSIDE A feature of the property is the :-

SEPARATE AND FULLY SELF-CONTAINED STONE BUILT COTTAGE AT THE REAR COMPRISING :-

OPEN PLAN LIVING KITCHEN AREA 17' 6" x 11' 4" (5.33m x 3.45m) overall

KITCHEN AREA 11' 4" x 8' 5" (3.45m x 2.57m) With modern wall and base cupboards, oak worktops, stainless steel sink unit, tiled work surrounds, integrated oven and hob, washing machine, radiator.

LIVING AREA 11' 3" x 9' (3.43m x 2.74m) Including staircase to first floor. Double glazed patio to rear.

FIRST FLOOR

DOUBLE BEDROOM 14' 5" x 11' 4" (4.39m x 3.45m) Double glazed windows to two sides, double radiator. Access via retractable ladder to boarded loft space.

EN-SUITE SHOWER Comprising shower cubicle, low flush w.c., pedestal wash basin, radiator, half tiled walls and tiled floor.

GARDENS There is a right of access over the adjoining property to a private gated rear courtyard and garden. There is parking for several vehicles and a delightful private south facing walled garden comprising lawn and borders, flower beds, bushes and shrubs, stone flagged patio area. Stone built outhouse at the bottom of the garden and timber garden shed.

COUNCIL TAX Band F (from internet enquiry).