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" STUNING, MODERNISED & SPACIOUS THREE BEDROOM SEMI DETACHED HOUSE retaining a number of traditional features including high ceilings and moulded cornice which have been complimented with modern quality fittings throughout, the property occupies a good size plot benefiting from a south facing private aspect to the rear, the present owner have expended considerable time and effort in sympathetically modernising this family home to include; hardwood doors, skirtings and built in fitments. The accommodation provides for three reception rooms, quality hardwood kitchen with range of integrated appliances and central island, useful ground floor shower room, to the first floor there are three double bedrooms (two fitted) and modern family bathroom. The property is uPVC double glazed throughout with gas central heating and having gardens to the front and rear which include patio area, lawns, walkway with pergola, sleeper beds with ornamental plantings, a former garage now converted to provide a useful store and ten foot type access being available. The property is marketed with no forward chain and VIEWING IS HIGHLY RECOMMENDED.

Location The property situated on the south side of the A165 Holderness High Road the main arterial road leading northeastward
from the City centre. The immediate area provides a range of services including schooling, transport links and leisure facility's with both Morrisons and Asda super markets being a short distance away . Entrance Hall Approached through the panel and feature glazed entrance door with recessed spot lighting and coir mat floor covering, recessed spot lighting, arch opening to Reception Hall 4.13m x 2.59m

(13'7' x 8'6') Which incorporates a stunning oak and glazed open turned staircase with feature slate panel and under stairs cloak's, boarded floor and full height vertical tubular radiator and recessed spot lighting. Shower Room 2.51m x 1.09m

(8'3' x 3'7') Having tiled floor and part tiling to walls with feature tiles to shower recess cubicle, the shower room also includes a low flush WC, wash hand basin, tubular radiator, extractor fan and again recessed spot lighting. Lounge 4.7m

(max) x 4.55m

(15'5' ( max) x 14'11') Large panoramic bay to the frontage, moulded cornice, recessed and illuminated oak display shelving, pebble feature gas living flame fire set upon a white stone plinth with recess, TV point and double panel radiator. Kitchen 4.06m x 3.56m

(13'4' x 11'8') Comprehensively fitted with oak 'Shaker' style wall, base and drawer units, several glazed illuminated wall units, the kitchen having a centre island incorporating further draw and storage units, this and the base units are complimented by granite effect work surfaces and plinth, inset 1? bowl composite sink with mixer tap, built in fitments including washing machine, dishwasher and separate dryer there is also a 'Classic' range cooker which provides for a five ring gas hob plus hot plate, two ovens, separate grill and warming tray this being set within an illuminated recess with feature over beam the kitchen having a tiled floor and feature full hight tubular radiator. Dining Room 3.88m x 3.02m

(12'9' x 9'11') Approached from the reception hall and again having a boarded floor and double panel radiator leading to Day Room 3.83m x 3.08 (12'7' x 10'1') With feature vaulted ceiling with cross beams, inset spot lighting, boarded floor, TV point, uPVC rear access door and single panel radiator. First Floor Landing Having loft hatch access and leading to Bedroom 1 (Front) 4.73m x 4.5m

(15'6' x 14'9') Having panoramic bay window, illuminated recessed oak shelving and displays, vaulted ceiling and spot lighting. Bedroom 2 (Rear ) 4.02m x 3.59m

(13'2' x 11'9') With boarded floor covering and full length fitted sliding wardrobe also incorporating TV point, double panel radiator. Bedroom 3 (Rear ) 3.91m x 3.11m

(12'10' x 10'2') Also with fitted sliding wardrobe and display vaulted beamed ceiling with spot lighting and further recessed wardrobe storage housing gas central heating boiler, double panel radiator. Bathroom 2.12m x 1.94m

(6'11' x 6'4') With modern white three piece including over sized panel bath with mixer shower attachment, vanity basin with cupboard below and hard wood display which extends over the partially integrated WC, the bathroom being fully tiled to both walls and floors, with tubular radiator and recessed spot lighting . External To the frontage there are principally lawn gardens with brick set side path leading to enclosed gardens which include patio area, lawns, pergola with stoned walk way raised sleeper beds and former garage converted into store. There is a 'ten foot' which would allow access should the store be converted back to a garage. Services The mains services of water electric gas and drainage are connected, together with a KC Lightstream internet connection. The property has a gas fired central heating system with a relatively new gas boiler located in bedroom three. Possession It is anticipated that vacant possession would be granted on completion. Energy Performance Certificate An Energy assessor has been commissioned to provide an Energy Performance Certificate for the property and this will shortly be available from the sole agent.. Outgoings From Internet enquires with the valuation office website the property has been placed in band C for Council Tax Purposes the local authority reference number 00230101095006 prospective purchaser's should check this information before making a commitment to purchase. Viewings Strictly by appointment with the sole agents (01482 375212). Valuation/Market Appraisal Thinking of selling your property, or presently on the market and not yet achieved a sale or the level of interest you expected*? Then why not contact Leonards for a free independent market appraisal, we have many years of experience and a proven track record in the selling of properties throughout the city of Hull and the East Riding of Yorkshire. *Where your property is presently been marketed by another agent, please check you agency agreement for any early termination costs or charges which may apply. 1. Money Laundering Regulations 2003 & Immigration Act 2014: Intending purchasers will be asked to produce identification documentation at a later stage. 2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and accordingly if there is any point which is of particular importance, please contact our office and we will endeavour to check the position for you. 3. Measurements: These approximate room sizes or any stated areas are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture etc. 4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase. 5. Photographs & Floor Plans: Floor plans where supplied, are not to scale and are provided for general reference only, photographs may have been taken using a wide angle lens which also has the potential to make a room look larger and therefore please refer to the room measurements detailed within this brochure. 6. Leonards for themselves and their vendors of this property, whose agents they are give notice that these particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. Matters referred to should be independently verified by any prospective purchaser. Neither Leonards, nor any of its employees or agents has any authority to make or give any representation or warranty in relation to this property. "