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Ground Floor Accommodation Entrance Golden oak effect uPVC door with double glazed frosted glass panel with decorative leadwork and coloured glass leading into: Entrance Hallway 2.17 x 1.84 (7'1' x 6'0') Dado rail, staircase giving access to first floor accommodation, double central heating radiator and ceramic tiling to the floor. Built-in storage cupboard housing the electric meter. Doors leading off: Ground Floor Cloaks/Utility 2.04 x 1.97 (6'8' x 6'6') Having a modern white suite comprising close coupled w.c and moulded vanity wash hand basin with chrome taps over and storage beneath with white cupboard doors and brushed steel handles. Plumbing for automatic washing machine, 'Vokera' central heating boiler and wall mounted electric extractor fan. Golden oak effect uPVC double glazed window to front elevation with decorative leadwork and coloured glass. Tiled to the halfway point to two walls and ceramic floor tiles. Kitchen 3.98 Max x 2.90 Max (13'1' Max x 9'6' Max) Having a range of base and wall units with honey pine doors and matching handles. Roll top laminated worktops, single drainer sink with traditional style brass effect mixer taps over. Plumbing for dishwasher, gas/electric supply for freestanding range with electric extractor over with built-in downlighters. Double central heating radiators, ceramic tiling to the floor, golden oak effect uPVC double glazed window to side elevation and further window looking into sun room. Handy understairs storage cupboard, smoke alarm and doors leading off to living and dining rooms. Living Room 5.0 x 3.57 Max (16'5' x 11'9' Max) Inset cast iron gas coal effect stove with timber mantle over, sat on a raised inset hearth. Golden oak effect uPVC double glazed window to front elevation, picture railing, decorative coving to the ceiling and ornate ceiling rose. Power for two wall lights, double central heating radiator and further golden oak uPVC double glazed window looking into dining room. Telephone point. Dining Room 4.48 x 2.57 (14'8' x 8'5') Ceramic tiled flooring, single central heating radiator, golden oak uPVC double glazed window to rear elevation and matching door with two double glazed frosted glass panels giving access to rear garden. Opening leads through to: Sun Room 2.82 x 2.58 (9'3' x 8'6') Matt black cast iron multi fuel stove set into a corner with a 3.5 kilowatt output. Ceramic tiling to the floor and golden oak effect uPVC double glazed double patio doors giving access to rear garden. First Floor Accommodation Landing Golden oak uPVC double glazed window to rear elevation with open views, timber dado rail and doors leading off. Bedroom One 4.07 Max x 4.04 Max (13'4' Max x 13'3' Max) *Being irregular shape.
With single central heating radiator and golden oak uPVC double glazed window to front elevation. Bedroom Two 3.56 x 2.37 (11'8' x 7'9') Single central heating radiator, golden oak effect uPVC double glazed window to front elevation and recessed ceiling eyeball spotlights. Built-in cupboard with double doors providing shelved storage space. Access to loft (we understand from the vendor that the loft is partially boarded). Bedroom Three 2.66 x 2.53 (8'9' x 8'4') Single central heating radiator, golden oak effect uPVC double glazed window to rear elevation with far reaching views. Family Bathroom 2.01 Max x 1.91 Max (6'7' Max x 6'3' Max) Having a modern white suite comprising corner bath with traditional style chrome taps over and 'Mira' electric shower above. Pedestal wash hand basin with traditional chrome taps over and close coupled w.c. Single central heating radiator, ceiling mounted electric extractor fan and golden oak effect uPVC double glazed frosted window to rear elevation. Tiled to ceiling height to all walls. Exterior Front Dwarf brick wall with decorative wrought iron work above and twin decorative wrought iron gates giving vehicle access to a concrete driveway providing off street parking for two vehicles. Enclosed to the left with perimeter fence and to the right with perimeter hedging, laid to lawn with a decorative raised rockery and herbaceous borders. Twin timber gates give access down the side of the property. Side Perimeter fencing to the left and block paved parking area for another vehicle leading around to the rear. Outside tap. Rear Fully enclosed with combination of perimeter fence and perimeter hedging with flagged patio area. Two lawned areas and raised stone fishpond. Decorative pagoda and trellis work. Bramley Apple tree and semi mature conifers and variety of further raised flowerbeds. Heating and Appliances The heating system and any appliances (including Burglar Alarms where fitted) mentioned in this brochure have not been tested by Park Row Properties. If you are interested in purchasing the property we advise that you have all services and appliances tested before entering a legal commitment to purchase. Making An Offer In order to comply with the Estate Agents (Undesirable Practises) Order 1991, Park Row Properties are required to verify 'the status of any prospective purchaser... This includes the financial standing of that purchaser and his ability to exchange contracts'. To allow us to comply with this order and before recommending acceptance of any offers, and subsequently making the property 'SOLD' each prospective purchaser will be required to demonstrate to 'Park Row Properties' that they are financially able to proceed with the purchase of the property.
We provide truly Independent Mortgage Advice. Unlike many companies we are not tied, and more importantly not targeted to any Lender. We have instant on-line access to over 1000 mortgage deals provided by over 100 Lenders ensuring we are unbeatable when identifying and recommending your new mortgage or re-mortgage requirements.
Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it. Written quotations available on request. Life assurance is usually required.
To arrange a no obligation appointment please contact your local office. Opening Hours CALLS ANSWERED :
Mon, Tues, Wed & Fri - 9.00am to 5.30pm
Thursday - 9.00am to 8.00pm
Saturday - 9.00am to 5.00pm
Sunday - 11.00am to 3.00pm

TO CHECK OFFICE OPENING HOURS PLEASE CONTACT THE RELEVANT BRANCHES ON:
SELBY - 01757 241124
SHERBURN IN ELMET - 01977 681122
GOOLE - 01405 761199
PONTEFRACT - 01977 791133
KIPPAX - 0113 8160111
CASTLEFORD - 01977 558480 Stamp Duty ?0 - ?125,000 FREE*
Over ?125,000 - ?250,000 1% of the selling price
Over ?250,000 - ?500,000 3% of the selling price
Over ?500,000 - ?1,000,000 4% of the selling price
Over ?1,000,000 - ?2,000,000 5% of the selling price
Over ?2,000,000 7% of the selling price

*Certain disadvantaged areas are exempt from the Stamp Duty threshold up to ?150,000. Verification of these properties can be found on the Inland Revenue web site or via your solicitor. Viewings Strictly by appointment with the sole agents.
If there is any point of particular importance to you we will be pleased to provide additional information or to make any further enquiries. We will also confirm that the property remains available. This is particularly important if you are travelling some distance to view the property. Measurements These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture. Directions Leave our Sherburn In Elmet office and go straight across at the traffic lights onto Low Street follow this road through South Milford past the BP garage and at the roundabout go straight across towards monk fryston. At the 'T' junction in Monk Fryston turn left onto Main Street. At the road bends round to the right turn right just before the Post Office onto Water Lane. Take your third turning on your right onto Mill Lane where the property can be clearly identified by the Park Row Properties for sale board. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. "