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" Individual detached property with impressive spec, contemporary fittings and open-plan living. Viewing essential to fully appreciate this unique property!

Introduction Enjoying this very convenient central position is this truly individual detached house. Having undergone an extensive programme of refurbishment and extension in 2012, this unique property offers an impressive spec, contemporary fittings and open-plan living at its best. Arranged over two floors, the well designed accommodation briefly comprises an entrance lobby accessed via an attractive composite entrance door, lounge with feature fireplace and double doors connecting to the central L-shaped open-plan living space which has a sleek and well equipped kitchen with central island and a host of built-in appliances, adjoining dining area with double doors leading to the outside. In addition there is a downstairs cloaks/wc. At first floor level, there are three bedrooms (two with fitted wardrobes) and an impressive bathroom with a stylish suite and shower facility. The accommodation boasts gas-fired central heating, underfloor heating to the kitchen and bathroom, uPVC double glazing and a security alarm system. There is a block paved double driveway providing off-street parking for two cars. The enclosed garden enjoys a westerly aspect with lawn and patio areas. All in all, one not to be missed! Location Welton Lodge is situated on Welton Road at it's junction with Elloughton Road in the heart of this popular village. Brough is a growing community and provides a good range of local shops including both Morrisons and Sainsburys Local supermarkets, post office, general amenities and nearby primary schooling. Secondary schooling can be found at South Hunsley in the neighbouring village of Melton. The developing village of Brough lies to the west of Hull and is ideal for commuters having its own mainline railway station and convenient access to the A63 leading into Hull city centre to the east and the national motorway network to the west. Accommodation Feature composite residential entrance door to: Entrance Hall With oriel-style window and feature flooring. Lounge 4.01m x 3.61m approx (13'2' x 11'10' approx) Having as its focal point a feature fire surround housing an electric fire. There is a TV point, understairs cupboard, UPVC double glazed window to the front and double doors link to the open plan kitchen. Open Plan Kitchen 5.99m x 4.57m approx narrowing to 3.05m

(19'8' x 1 With an extensive range of sleek and stylish contemporary fitted floor and wall units which incorporate a host of built-in appliances comprising single electric oven/grill, four-ring gas hob with chimney-style extractor hood over, dishwasher, fridge, freezer, microwave and washer. A central island has a one and a half bowl sink unit with professional style mixer tap, there is laminate working surfaces and tiled splash backs, concealed lighting. Feature flooring with electric underfloor heating and uPVC double glazed window. Kitchen Alternative View Dining Area With feature flooring having electric underfloor heating and UPVC double doors leading to the outside. Cloaks/WC With contemporary suite comprising vanity wash hand basin and low level WC, extractor fan and feature flooring. First Floor Landing Area With storage cupboard housing gas-fired combi boiler, Velux window and loft access hatch. Bedroom 1 3.23m x 3.00m plus wardrobes approx (10'7' x 9'10' With an array of fitted modern wardrobes. Beamed ceiling, TV point and UPVC double glazed window to the front elevation. Bedroom 2 2.79m x 2.90m plus wardrobes approx (9'2' x 9'6' p With modern fitted wardrobes, TV point and uPVC double glazed window to the front elevation. Bedroom 3 2.44m x 1.98m approx (8' x 6'6' approx) With TV point, UPVC double glazed window to the front elevation. Bathroom With contemporary white suite comprising vanity wash hand basin, low level WC, corner shower cubicle, part tiling to the walls, extractor fan, heated towel rail, tiled floor and velux window. Electric underfloor heating. Outside There is a block paved driveway providing off street parking for two vehicles. There is a gated entrance to the enclosed lawned garden which enjoys a westerly aspect and has a paved patio area. A sizeable shed provides useful storage in addition to a gated area for the storage of refuse bins.

(Summer Photo) Patio Area Summer Photo Rear View of Property Summer Photo Tenure Freehold Council Tax Band From a verbal enquiry we are led to believe that the Council Tax band for this property is Band C. 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. AGENTS NOTE For clarification, we wish to inform prospective purchaseres that we have not carried out a detailed survey, nor tested the services, appliances and specific fittings for this property. All measurements and floor plans provided are approximate and for guidance purposes only. 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. Viewing Strictly by appointment through the agent. Brough Office 01482 669982. 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 01482 669982. Stamp Duty Reforms 4 Dec 2014 Purchase Price of Property New Rates Paid on the Part of the Property Price Within Each Tax Band ?0 - ?125,000 0% ?125,001 - ?250,000 2% ?250,001 - ?925,000 5% ?925,001 - ?1,500,000 10% ?1,500,001 and over 12% Should you have any queries please contact our office for clarification. Viewing Appointment TIME ....................DAY/DATE ............................................ SELLERS NAME(S) .................................................................... "