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" GUIDE PRICE ?335,000. A beautifully presented, high quality individually built 3 bedroomed detached bungalow, enjoying a delightful position in the much sought after Monk Fryston/conservation area. The property offers adaptable living accommodation, being ideal for a small family or retirement and includes a gas fired central heating system and double glazing. The accommodation briefly comprises:- Entrance hall, cloakroom/wc, spacious lounge, conservatory, dining room, fitted kitchen, utility room, three bedrooms and shower room/wc combined. Outside there are easily maintained gardens, a good sized attached garage and useful 7m x 3.5m

(approx) workshop/store being ideal for a number of potential uses. VIEWING IS HIGHLY RECOMMENDED TO FULLY APPRECIATE THIS MOST IMPRESSIVE DETACHED BUNGALOW.

LOCATION This much sought after and historic village of Monk Fryston is ideally located for easy access to the A1/M62 motorway network and commuting to regional centres such as Leeds, York, Wakefield, Doncaster and Hull etc. There is a nearby train station at South Milford offering services to Leeds and Hull, or the station at Sherburn in Elmet which offers a service to York. Monk Fryston also has a well regarded primary school and other facilities in the village include a public house, post office/store, Church and the community centre. From Selby town centre proceed along Leeds Road (A63) and continue through the villages of Thorpe Willoughby and then Hambleton. Continue along the A63/Leeds Road into the village of Monk Fryston, then continue ahead negotiating the S bend and proceed ahead. Turn right just before reaching the junction (with Lumby Lane) and proceed ahead along this private/shared gravelled driveway when The Stables will be found on the right hand side. ENTRANCE HALL Having a front entrance door, central heating radiator, built in cloaks cupboard and built in linen/storage cupboard. CLOAKROOM/2ND WC Having a low flush toilet, wash hand basin and central heating radiator. LOUNGE A spacious room with double glazed windows to the front and side providing good natural light, along with double French doors leading to the conservatory. This room also features an attractive polished stone fire surround/hearth with open coal effect gas fire. Two central heating radiators and coving to the ceiling. CONSERVATORY Having a brick/stone base with UPVC double glazed windows and uPVC double glazed roof panels. Central heating radiator and double French doors leading out to the paved patio area to the rear. DINING ROOM Being semi-open plan to the kitchen and having space for appropriate dining furniture, double glazed window, central heating radiator and coving to the ceiling. KITCHEN Having an attractive range of pearwood style fitted units, laminate work surfaces and one and a half bowl single drainer sink unit. Partly tiled walls and built in cooking facilities include a five ring gas hob with cooker hood above and electric double oven. Integrated appliances include a fridge and dishwasher. Central heating radiator, coving to the ceiling and double glazed window to the front. UTILITY ROOM Having a fitted laminate work surface, single drainer stainless steel sink unit, plumbing for an automatic washing machine and central heating radiator. Stable style side entrance door and pedestrian access door to the garage. BEDROOM ONE Having double glazed windows to two sides, central heating radiator and attractive fitted furniture including full width wardrobes. BEDROOM TWO Having a double glazed window to the rear and attractive fitted wardrobes. Central heating radiator and coving to the ceiling. BEDROOM THREE Having a double glazed window to the rear, central heating radiator and coving to the ceiling. SHOWER ROOM/WC Having a white suite comprising large shower cubicle, pedestal hand wash basin and low flush toilet. Attractive partly tiled walls, central heating radiator and double glazed window. OUTSIDE To the front of the property there is a drive-in / drive-out gravelled driveway and feature central rockery with specimen planting. ATTACHED GARAGE 6.35m x 2.72 m

(approx) having an electric remote controlled up and over door, double glazed window and pedestrian access door to the utility room. The garage also houses the gas fired central heating boiler and there is an aluminium ladder providing access to a loft storage space with double glazed window to the side. To the side and rear of the property there are garden areas including sitting areas, feature gravelled areas and patio areas. Also located to the rear there is a useful WORKSHOP/STORE 7.15m x 3.50m

(approx) ideal for a number of potential uses and having two windows to the side and pedestrian access door. TO VIEW By appointment with the agent's Selby office. LOCAL AUTHORITY Selby District Council. COUNTY AUTHORITY North Yorkshire County Council. AGENTS NOTE Any mains services to the property together with electrical, oil, water, gas and mechanical appliances have not been tested by the agents. Descriptions of the property are subjective and are used in good faith as an opinion and not as a statement of fact. EPC An Energy Performance Certificate is available upon request. CONSUMER PROTECTION 2008 Stephensons with Boulton and Cooper for themselves and for the vendors for whom they act, give notice that:- i) Messrs Stephensons with Boulton and Cooper, their servants or agents (the firm), accept no responsibility whatsoever for any statement within the meaning of the Consumer Protection from Unfair Trading Regulations 2008 which is made as to any feature of any property identified in this brochure, or as to any matter in relation thereto prescribed by any order made under the said Regulations. ii) The foregoing disclaimer applies to any such statement, whether of fact or opinion, made herein or otherwise and whether made orally, pictorially or in writing or howsoever by the firm. iii) No inference of any kind should in any circumstances whatsoever be drawn from any such statement, or from any omission from such statement or ommission. iv) Without derogation from the generality of the foregoing disclaimer, the firm neither represents nor warrants the existance, type, size, position, effectiveness or condition of any feature or features of the said property which may be mentioned herein. Nothing contained forms part of any offer and no statement made, whether herein or otherwise, by or on behalf of the firm will be incorporated in any agreement between the vendors and any purchaser nor should any such statement be relied upon in entering or agreeing to enter into any such agreement or expending any sum in contemplation thereof. "