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"This outstanding individual two bedroomed stone cottage conversion enjoys an idyllic exclusive level location on the edge of beautiful open countryside whilst only a few minutes walking distance away from Gargrave village centre amenities with the Leeds Liverpool canal and the Pennine Way also nearby.

With easily manageable enclosed gardens including a small picturesque watercourse at the rear and together with the advantage of a good sized garage, this very appealing home backs onto the lightly wooded landscaped grounds of Gargrave House enjoying fine southerly aspects.

Certainly providing a unique opportunity, the well equipped and beautifully presented accommodation includes gas central heating, UPVC sealed unit double glazing, quality contemporary fittings and fixtures throughout.

Very strongly recommended indeed for inspection, the property comprises briefly

A covered entrance with an integral store place, an entrance hall and a living room including French doors to the delightful rear patio garden with fine southerly views beyond the picturesque watercourse towards the lightly wooded grounds of the prestigious Gargrave House. There is a fitted kitchen including light wood style units and built in appliances. On the first floor are two double bedrooms both enjoying fine aspects and a stylish shower room with a quality contemporary white suite. There is an easily manageable enclosed front garden. The communal tarmac courtyard area provides ample vehicular parking spaces. There is also the advantage of a large garage. The easily manageable rear garden provides a delightful feature enjoying fine southerly aspects and views towards the landscaped lightly wooded grounds of Gargrave House. Includes colourful flowerbeds, a picturesque small watercourse and a stone flagged patio which offers a very pleasant sitting out area.

Surrounded by beautiful open countryside adjacent to the River Aire and the Leeds Liverpool canal, the very popular village of Gargrave is served by a good variety of local amenities including everyday shops, a Co op, a chemist, a primary school, a Church, public houses restaurants, a village hall, community events, sports clubs, a bus service and a railway station offering a regular service to Skipton, Keighley, Bradford and Leeds together with the scenic Settle to Carlisle line.

The historic market town of Skipton known as the Gateway to the Dales is only circa five miles away providing extensive shopping and recreational facilities together with excellent secondary schooling.

With much to commend it, this delightful property comprises in further detail

GROUND FLOOR

COVERED ENTRANCE
With stone flagged flooring and an integral store place.

ENTRANCE HALL
With a substantial composite and sealed unit double glazed front entrance door. Central heating radiator. Karndean multi coloured slate style flooring. Exposed stonework to part of one wall. Staircase to the first floor with a spindled balustrade.

LIVING ROOM
14 10" x 12 5" with UPVC sealed unit double glazing and also sealed unit double glazed twin French doors to the delightful rear patio garden with views beyond the picturesque watercourse towards the lightly wooded grounds of the prestigious Gargrave House. The windows are set in to the stone arch of the former barn door entrance. Double central heating radiator. Carved light oak surround to a contemporary fireplace with a living flame log style electric fire. Exposed ceiling beam.

FITTED KITCHEN
11 4" x 8 well equipped with a quality range of units in contemporary light wood style providing contrasting granite effect worktop surfaces having matching surrounds. Stainless steel sink and drainer. Plumbing for an automatic washing machine and a dishwasher. Built in Stoves oven in stainless steel finish including a matching four ring gas hob together with an extractor hood above in a stainless steel finish canopy. Karndean multi coloured slate style flooring. Central heating radiator. UPVC sealed unit double glazing. Pleasant views at the front towards light woodland across the courtyard. The windows are set into the stone arch of the former barn door entrance. New wall mounted Worcester gas combination central heating boiler. Fitted ceiling spotlights and down lighting beneath the wall units.

FIRST FLOOR

LANDING
With trap door access to the loft space.

BEDROOM ONE
11 6" x 9 10" with UPVC sealed unit double glazing providing pleasant views at the front beyond the courtyard towards light woodland. Double central heating radiator. Range of fitted wardrobes also including a full height dressing mirror. Deep built in store cupboard.

BEDROOM TWO
12 x 8 8" with UPVC sealed unit double glazing providing fine southerly views at the rear beyond the garden and watercourse towards the lightly wooded landscaped grounds of the prestigious Gargrave House. Double central heating radiator.

STYLISH SHOWER ROOM
Superbly appointed with a quality contemporary three piece white suite comprising a pedestal wash basin, a low suite WC and large shower cubicle incorporating mermaid wall panelling together with a Galaxy independent shower. Partial contrasting wall tiling. Tiled effect flooring. UPVC sealed unit double glazing. Pleasant views at the rear. Ladder central heating radiator in chrome finish.

OUTSIDE
The enclosed front garden includes a flowerbed, bushes, a stone flagged patio and pathway, stone boundary walling and the integral store place as previously described.

The communal tarmac courtyard area provides ample vehicular parking spaces.

GOOD SIZED GARAGE
15 9" x 15 average with a remote control up over door, electricity sockets and an electric light.

The easily manageable rear garden provides a delightful feature enjoying fine southerly aspects and views towards the landscaped lightly wooded grounds of the prestigious Gargrave House. The rear garden includes colourful flowerbeds, a picturesque small watercourse and a stone flagged patio which offers a very pleasant sitting out area.

COUNCIL TAX BAND
The council tax band quoted for this property on the Gov.UK website is Band D

TENURE
The tenure for this property is Freehold.

SERVICES All mains services are installed.

Please note we have not been able to test the equipment or installations in this property and recommend that prospective purchasers arrange for a qualified person to check any appliances before entering into any commitment.

VIEWING Strictly by arrangement with HARRISON BOOTHMAN. All potential viewers are advised to read a copy of our PRIVACY POLICY which can be found on our website. Alternatively a written copy is available on request.

Tel Skipton 799993

Any floor plans are provided for informational and illustrative purposes only. Although we endeavour to provide truthful representation, we do not in any way warrant the accuracy of the floor plan information and the floor plan layout and measurements may contain errors and omissions. We are not liable for and do not accept any liability relating to any loss or damage suffered as a direct or indirect result of use of any information on the floor plan. The extent of the property and its boundaries are subject to verification by inspection of the title deeds.

These particulars were prepared from observation together with information supplied by the Vendor. We have not carried out a detailed professional survey.

Ref RAH250425

If you are thinking of selling your property HARRISON BOOTHMAN will be pleased to provide a FREE VALUATION for sale purposes.

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