FOR SALE BY MODERN METHOD OF AUCTION THROUGH OUR PARTNERS AUCTION HOUSE, GUIDE PRICE £175,000

Welcome to Butchers Cottage, a lovely double-fronted historic character cottage waiting for its new owners!

Nestled in the East Riding village of Sproatley approximately 9 miles East of Hull City Centre.

Step inside the inviting entrance hall or could be utilised as a second reception room, through a double glazed door, where the warm embrace of period character immediately sets the tone with its beamed ceiling.

The main sitting room is a sanctuary of tranquillity, offering a beautifully curated space for relaxation, complete with a feature fireplace that adds to the room's elegant ambiance. Then moving on to the dining room, where a striking exposed brick fireplace, creates an inviting space perfect for entertaining. Flowing effortlessly from here is the farmhouse-style kitchen, a dream for any culinary enthusiast. With a built-in range master and shaker style units with tiling, a layout designed for both style and functionality.

The central first-floor landing leads to three beautifully designed bedrooms, each radiating comfort, charm, and impeccable style, along with the lovely family bathroom with a free standing bath.

Sproatley offers the perfect balance of village living with convenient access to Hull city centre, making it ideal for commuters. Meanwhile, the nearby coastal resorts provide the ultimate weekend escape, allowing you to embrace the best of both worlds: rural charm and coastal adventures!

Outside you will find a lovely enclosed courtyard seating area.

Don't miss this rare opportunity to secure this unique home. Viewing is highly recommended,

With gas central heating and double-glazing and an EPC GRADE 'D'

Council Tax Band 'A' Payable to East Riding of Yorkshire Council

IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

HUL250234/2

Rooms

Entrance Hallway/Reception Room 3.96m x 3.92m (13' 0" x 12' 10")
Step through the double glazed entrance door and into a beautifully curated entrance hall that is such a good sized it can be utilised as an additional reception room, the beamed ceiling sets the tone for the rest of this lovely home. This inviting space seamlessly connects the two principal reception rooms while a staircase leads you to the upper level. A double glazed window to the front allows for ample natural light. Installed with a radiator. Double opening bespoke doors lead through to the sitting room.

Sitting Room 3.9m x 4m (12' 10" x 13' 1")
A fabulous living space with double glazed windows to both the front and side elevations. A striking feature fireplace, complete with a log burner stove, creates a captivating focal point, perfect for cosy evenings. Also installed with a radiator.

Dining Room 3.6m x 3.94m (11' 10" x 12' 11")
A beautiful dining room with an exposed brick fireplace housing an imitation stove which is gas fuelled, again beamed ceilings complete this stunning space, which flows seamlessly into the bespoke kitchen.

Kitchen 3.55m x 4.12m (11' 8" x 13' 6")
A lovely spacious farmhouse-inspired kitchen with shaker-style units, finished with contrasting work surfaces with splashback tiling. Including a Rangemaster cooker with a double extractor chimney over. Ambient spotlights illuminate the space whilst a double glazed side window allows for natural light and over looks the courtyard seating, the floor is laid with practical slate tiling. Plumbing is then provided for an automatic washing machine and a single sink inset with mixer tap over. Double glazed door then takes you outside. A handy storage room off completes this room.

First Floor Landing
A central landing, where doors lead to the three spacious bedrooms and luxury bathroom. Double glazed window faces the rear for natural light.

Bedroom One 3.98m x 3.48m (13' 1" x 11' 5")
The largest of the three bedrooms is thoughtfully designed with a range of recently fitted wardrobes, offering ample storage. A naturally light room from the double glazed front and side facing windows. Installed with a radiator.

Bedroom Two 2.95m x 2.86m (9' 8" x 9' 5")
This second bedroom has a double glazed window facing the front and is installed with a radiator, a built in storage cupboard houses the gas boiler.

Bathroom
A fantastic fully tiled bathroom fitted with a freestanding double-ended bath with a waterfall shower over, Victorian style pedestal wash hand basin along with a low flush w.c., Laid with practical tiled flooring. A chrome effect towel radiator completes this lovely room.

Bedroom Three 2.3m x 3.93m (7' 7" x 12' 11")
This front facing bedroom is designed with both comfort and practicality in mind. Fitted with a range of wardrobes to one wall offering ample storage. Installed with a radiator. Double glazed window over looking the front.

Exterior
Outside and directly off the kitchen you will find a lovely, courtyard style seating area, complete with raised decking and fully enclosed for privacy. Gate provides access to the front of the property.

Agents Notes One
To fulfil the obligation to share material information, please follow the web link where you'll find a comprehensive document containing key facts for buyers, providing valuable insights related to the property that you'll undoubtedly find useful.

Agents Notes Two
HMRC is a supervisory body for money laundering regulations, of which all estate agents need to be registered. As part of this, there are multiple requirements that agents must rigorously and consistently meet to ensure they stay compliant with the regulations and protect their clients. To do this, we use an identity verification service, approved by the Government as part of the Digital Identity and Attributes Trust Framework (DIATF). This method and the process we follow to ensure compliance for your transaction come with significant time, financial and legal implications hence a portion of this is passed on. We elected for this verification process due to the speed, certainty, and accuracy it delivers. This helps us to protect all our client's interests by using the most advanced verification process to help prevent the impacts of money laundering alongside our internal manual policies and procedures while staying compliant with HMRC.

Agents Notes Two Continued
The administrative charge for this process is £40 plus VAT for a sole purchaser, £65 plus VAT for two purchasers and £75 plus VAT three or more purchasers.

Auctioneer Comments
Alternative (Modern) method of Auction meaning - At the fall of the gavel or acceptance of an offer by the Seller, the Buyer will enter an exclusivity agreement with the seller. The buyer shall pay a non-refundable exclusivity fee to the value of 2.5% + VAT of the sales price or £3,500 plus VAT whichever is the greater. This symbolises the start of an exclusivity period of sale which will require an exchange of contracts to take place within 28 days of the buyer's solicitor receiving the contract pack. Completion of the sale must then take place within a further 28 days of the date of exchange of contracts. This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax. Full details and terms of exclusivity can be obtained from Auction House Hull & East Yorkshire.

Services
Mains water, drainage gas and electricity are believed to be connected but have not been tested.

Disbursements
An exclusivity agreement of 3% inc. VAT of the purchase price, subject to a minimum of £4200 inc VAT, payable on acceptance of an offer.

Method of Sale
The property will be offered for sale by modern auction method. The auction date will be confirmed when the legal pack has been received. For further legal information relating to this lot, please log on to auctionhouse.co.uk/hullandeastyorkshire.

Conditions of Sale
The property will be sold subject to conditions of sale, copies of which will be available for inspection at the auctioneer’s offices, with the solicitors and on-line at auctionhouse.co.uk/hullandeastyorkshire prior to the date of the auction.

Guide Price
Guides are provided as an indication of each seller's minimum expectation. They are not necessarily figures that a property will sell for and may change at any time prior to the auction. Each property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction), which we expect will be set within the Guide Range or no more than 10% above a single-figure guide.

Online Bidding
If you want to bid on this property, copy and paste the link below into your URL bar or into a Google search, and it will take you to a video that explains the process: youtube.com/watch?v=ImXr4HXR36c

3 bedroom end of terrace house for sale

Key information

Features and description

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Rooms

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