A stunning individual detached property providing an exceptional range of versatile accomm. Ideal for a family and also could be ideal for split living and 'work from home'. Around 2,400 sq.ft. Grounds of approx. half an acre. Some fine views to the river Humber afforded.

Introduction - Holme Lodge is a stunning individual detached property which provides a range of exceptional accommodation. Ideal for a family and also offering much versatility in its layout, the property could potential accommodate split living and excellent "work from home" space. Standing impressively along Ferriby High Road the property has a twin driveway with a plot measuring around half an acre overall. Ready to move into the attractive accommodation extends to around 2,400 sq. ft. which to the front enjoys river views of the Humber and beyond. There is an entrance porch, central hallway, lounge with bay window, separate dining room and a particular feature is a contemporary breakfast kitchen with an extensive range of recently fitted units and integrated appliances. Access leads onto the fabulous sitting room with bi-fold doors out to the garden. There is also a rear lobby, boiler cupboard and cloaks/WC. There are two double bedrooms situated upon the ground floor, served by a contemporary four piece bathroom. Upon the first floor are two further large bedrooms, one with a walk-in wardrobe, both having their own en-suite facilities and providing far reaching views to the south across the River Humber and Lincolnshire Wolds beyond. The accommodation boasts gas fired central heating to radiators and UPVC framed double glazing. Grounds extend to around 1/2 an acre with a twin access horseshoe driveway, side drive and garage. The beautiful rear garden has been landscaped over the years incorporating a lawn, ornamental borders and there is a beautiful paved terrace leading out from the sitting room. There is also a recently installed greenhouse and a garden shed.

Location - The property stands proudly along Ferriby High Road which runs out of North Ferriby village to the east. The village itself has a good range of local shops including a post office, doctors surgery and a convenience store. There are a number of amenities and recreational facilities plus a well repute primary school with secondary schooling at nearby South Hunsley in Melton. The village also boasts a railway station and convenient access to the A63 is available which leads to Hull city centre to the east, the Humber Bridge leading to Lincolnshire and Humberside Airport, plus in a westerly direction into the national motorway and the regional business centres.

Accommodation - Double doors to:

Entrance Porch - With internal door to:

Hallway - A spacious hallway with staircase having a contemporary open steel balustrade leading up to the first floor. Situated off the hallway is a very useful storage cupboard.

Lounge - 4.88m x 4.27m approx (16' x 14' approx) - into bay window to front elevation.

Double doors open to:

Dining Room - 4.50m x 2.79m approx (14'9" x 9'2" approx) - into bay window to front elevation, further window to side, door into kitchen.

Kitchen - 6.25m x 4.57m approx (20'6" x 15' approx) - This stunning room has an extensive range of recently installed white fronted base and wall mounted units with quartz work surfaces and breakfast bar return. Appliances include twin ovens plus a hob and extractor hood above, dishwasher and undercounter sink. Window and double doors open to the garden room. Resin flooring.

Kitchen - Alternative View -

Sitting Room - 5.87m x 4.42m approx (19'3" x 14'6" approx) - A simply stunning room available for "all year round" use with a gas stove. Bi-fold doors lead out to the terrace, further external door to side and a glazed roof provides some fabulous skyward views. Radiators are also installed.

Side Lobby - Situated off the kitchen. With external access door to the side drive and access to both the boiler room and cloaks/WC.

Cloaks/Wc - With low level WC and wash hand basin.

Bedroom 3 - 5.36m x 3.58m approx. (17'7" x 11'8" approx. ) - Upto fitted wardrobes with sliding doors running to one wall. Bay window to front elevation.

Bedroom 4 - 3.68m x 4.47m approx (12'1" x 14'8" approx) - into bay window to rear elevation. Fitted wardrobes with sliding doors running to one wall.

Bathroom - A contemporary bathroom comprising low level WC, wash hand basin and corner shower cubicle. Tiling to the walls and floor, heated towel rail.

First Floor -

Landing -

Bedroom 1 - 5.00m x 3.96m approx (16'5" x 13' approx) - extending to 18'2" approx.

This stunning room has two windows to the front providing fine views to the south of the River Humber and Lincolnshire Wolds beyond. Recessed spotlights to ceiling, storage cupboard off. There is also a wall of sliding wardrobe doors opening to a walk-in wardrobe with hanging and shelving facilities measuring approximately 7'8" x 6'3".

View From Bedroom 1 -

En-Suite Shower Room - With contemporary suite comprising low level WC, wash hand basin with cabinet below and twin shower cubicle. Tiling to the walls and floor, heated towel rail.

Bedroom 2 - 4.47m x 5.54m approx (14'8" x 18'2" approx) - Maximum measurements to extremes. Window to side and window to front which has views to the south across the River Humber and Lincolnshire Wolds beyond. Recessed spotlights to ceiling.

En-Suite Bathroom - With suite comprising low level WC, wash hand basin, panelled bath, corner shower cubicle, tiled surround and tiling to the floor.

Outside - The property stands in a beautiful plot of approximately half an acre with a twin access horseshoe driveway round a central lawn. There is also a side drive which leads onwards to a single garage. The delightful rear garden has been thoughtfully landscaped over the years comprising a beautiful paved terrace direct to the rear of the house. There is an extensive lawn with an array of ornamental borders. The garden also houses a recently installed greenhouse and a garden shed.

Rear View Of Property -

Tenure - Freehold

Council Tax Band - From a verbal enquiry we are led to believe that the Council Tax band for this property is Band F. We would recommend a purchaser make their own enquiries to verify this.

Fixtures & Fittings - Fixtures and fittings other than those specified in this brochure, such as carpets, curtains and light fittings, may be available subject to separate negotiation. If there are any points of particular importance to you, please contact the office and we will be pleased to check the information for you.

Viewing - Strictly by appointment through the agent. Brough Office[use Contact Agent Button].

Agents Note - For clarification, we wish to inform prospective purchasers that we have not carried out a detailed survey, nor tested the services, appliances and specific fittings for this property. All measurements provided are approximate and for guidance purposes only. Floor plans are included as a service to our customers and are intended as a GUIDE TO LAYOUT only. NOT TO SCALE. Matthew Limb Estate Agents Ltd for themselves and for the vendors or lessors of this property whose agents they are give notice that (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute any part of an offer or contract (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct and any intending purchaser or tenant should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them (iii) no person in the employment of Matthew Limb Estate Agents Ltd has any authority to make or give any representation or warranty whatever in relation to this property. If there is any point which is of particular importance to you, please contact the office and we will be pleased to check the information, particularly if you contemplate travelling some distance to view the property.

Photograph Disclaimer - In order to capture the features of a particular room we will mostly use wide angle lens photography. This will sometimes distort the image slightly and also has the potential to make a room look larger. Please therefore refer also to the room measurements detailed within this brochure.

Valuation Service - If you have a property to sell we would be delighted to provide a free
o obligation valuation and marketing advice. Call us now on[use Contact Agent Button].

Stamp Duty Land Tax : Temporary Reduced Rates - Residential Rates on purchases from 8 July 2020 to 31 March 2021

If you purchase a residential property between 8 July 2020 to 31 March 2021, you only start to pay SDLT on the amount that you pay for the property above £500,000. These rates apply whether you are buying your first home or have owned property before.

You can use the table below to work out the SDLT due:

Property or lease premium or transfer valueSDLT rate
Up to £500,000Zero
The next £425,000 (the portion from £500,001 to £925,000)5%
The next £575,000 (the portion from £925,001 to £1.5 million)10%
The remaining amount (the portion above £1.5 million)12%

From 8 July 2020 to 31 March 2021 the special rules for first time buyers are replaced by the reduced rates set out above.

Viewing Appointment - TIME ....................DAY/DATE ............................................



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