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" A SUPERBLY PRESENTED MODERN SEMI-DETACHED PROPERTY SITUATED IN A POPULAR LOCATION. The property offers accommodation laid out over three floors and benefits from gas fired central heating and uPVC double glazing, briefly comprises: Entrance hall, downstairs cloakroom, modern kitchen and a good sized living / dining room. To the first floor there are two double bedrooms and house bathroom and to the second floor is the master bedroom with en-suite shower room. To the front of the property thee is off street parking for two cars and to the rear there is an enclosed garden. Coningham Avenue lies approximately 3 miles to the north of the city and offers easy access to the city, the outer ring road and the Clifton Moor Shopping Park. An internal viewing is strongly recommended in order to appreciate the accommodation on offer.

ENTRANCE HALL Staircase to the first floor. Radiator. Telephone point. CLOAKROOM/WC Low flush WC and pedestal wash hand basin. Extractor fan. Radiator. KITCHEN 2.92m(9'7'') x 1.93m(6'4'') Range of modern fitted wall and floor units with worktops incorporating a 1.25 bowl stainless steel sink unit. Integral four ring stainless steel gas hob with stainless steel splashback and extractor hood over, single electric oven below. Plumbing for a washing machine. Tiled floor. Spotlights to the ceiling. uPVC double glazed window to the front elevation. LIVING / DINING ROOM 5.33m(17'6'') x 4.19m(13'9'') A good sized room with uPVC double glazed windows and French doors leading out to the garden. Modern electric fire set within a wooden surround. Television point. Coving to the ceiling. Radiator. Understairs cupboard. FIRST FLOOR LANDING The first floor landing is accessed via a staircase from the entrance hall. Staircase continuing up to the second floor. Radiator. Coving to the ceiling. Doors to: BEDROOM 2 4.14m(13'7'') x 3.10m(10'2'') max uPVC double glazed window to the rear elevation. Radiator. BEDROOM 3 4.11m(13'6'') x 2.97m(9'9'') max uPVC double glazed window to the front elevation and uPVC double glazed French doors leading onto a Juliet balcony. Radiator. BATHROOM White suite comprising panelled bath, pedestal wash hand basin and WC. Radiator. Tiled walls to half height. Extractor fan. Shaver point. Spotlights to the ceiling. SECOND FLOOR LANDING The second floor landing is accessed via a staircase from the first floor landing with a panelled door leading through to the master bedroom. MASTER BEDROOM 5.72m(18'9'') x 2.92m(9'7'') A spacious master bedroom with uPVC double glazed window to the front elevation. Range of fitted wardrobes and built-in cupboard. Access hatch to loft space. Telephone point. Television point. EN-SUITE SHOWER ROOM Shower cubicle, pedestal wash hand basin and WC. Fully tiled walls. Radiator. Spotlights to the ceiling. Extractor fan. Shaver point. EXTERNALLY To the front of the property is off street parking facilities for two cars and a path leads around the side of the property to the rear.
To the rear is an enclosed garden, predominantly laid to lawn with patio area and set within fenced and walled boundaries. LOCATION The property can be found by leaving the city along Bootham, going straight through the traffic lights at Clifton Green onto Shipton Road. Continue along Shipton Road and take the right hand turn into Manor Lane, just before the outer ring road. Continue along Manor Lane and take the right hand turn into Armstrong Way, follow the road round and bear right and then left before taking the second right hand turn into Coningham Avenue and the property can be found situated along on the right hand side. VIEWING All viewing is strictly by prior appointment with the sole selling agents, Hudson Moody. Please contact our offices at 58 Micklegate, York YO1 6LF
Tel: (01904) 650 650. Fax: (01904) 650 651. FIXTURES AND FITTINGS All fixtures and fittings are specifically excluded from the sale unless they are mentioned in the particulars of sale. AMENITIES The property has the benefit of all mains services. METHOD OF SALE The property is offered for sale freehold with vacant possession by private treaty on completion of sale. The agent suggests that these details are checked by your solicitor. LOCAL AUTHORITY City of York Council, Library Square, York, YO1 1XH. Tel: (01904) 613 161. ENERGY EFFICIENCY RATING The Energy Efficiency Rating is a measure of the overall efficiency of a home. This is rated by the energy use per m2 of floor area, based on fuel costs. The higher the rating, the more energy efficient the home is and the lower the fuel bills will be. ENVIRONMENTAL IMPACT RATING The Environmental Impact Rating is a measure of a property's impact on the environment in terms of carbon dioxide (CO/2) emissions. The higher the rating, the less impact it has on the environment. MORTGAGE ADVICE For a smoother process we recommend that you speak to our mortgage adviser as early on in the process as possible. A decision in principle from a mortgage lender can place you in a more favourable position when putting in an offer on a property. We are able to offer independent mortgage advice from the whole of the mortgage market, ensuring you get the best possible advice and mortgage deal suitable for you. Appointments are available Monday to Saturday and evening appointments by arrangement.
Your home is at risk if you do not keep up repayments on a mortgage or any other loan secured on it. OFFER PROCEDURE Before contacting a Building Society, Bank or Solicitor you should make your offer to the branch dealing with the sale. Any delay may result in the sale being agreed to another purchaser incurring unnecessary costs. Under the Estate Agency Act 1991 you will be required to provide us with financial information in order to verify your position before we can recommend your offer to the vendor. We will also require proof of identification in order to adhere to Money Laundering Regulations. THINKING OF SELLING? If you would like a free, no obligation valuation of your own property please contact any of our offices. We will provide you with a marketing report detailing our fees and terms of business tailored to your needs together with our recommendations on price. DRAFT PARTICULARS These draft particulars have not yet been approved by our vendor. As such, the content should not be relied upon as statement of fact, and we would recommend that approved details should be obtained before a commitment to purchase is made. IMPORTANT NOTICE
1. These particulars have been prepared as accurately and as reliably as possible, but should not be relied upon as statements or fact. If there is any point which is of particular importance to you, please contact the office and we would be pleased to check the information. Please do so particularly if contemplating travelling some distance to view the property.
2. We have not tested any services, appliances, equipment or facilities and nothing in these particulars should be deemed to be a statement that they are in good working order, or that the property is in good structural condition or otherwise.
3. Any areas, measurements, floor plans or distances referred to are given as a guide only and are not precise.
4. Purchasers must satisfy themselves by inspection or by otherwise regarding the items mentioned above and as to the correctness of each of the statements contained in these particulars.
5. No person in the employment of Hudson Moody has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars nor enter into any contract relating to the property on behalf of the vendor.
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