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" A rare opportunity to purchase a two storey modern townhouse believed to be just one of three of its type on this convenient development lying within easy access of York city centre and the outer ring road. The accommodation is laid out over two floors and briefly comprises: Reception hall leading to a sitting room, dining room, breakfast kitchen and utility and cloakroom to the ground floor. To the first floor there is a master bedroom with en-suite shower room, three further bedrooms and a house bathroom. Adjacent to the property is a single garage and to the rear is an enclosed lawned garden. An early inspection is recommended in order to appreciate the accommodation on offer.

A panelled front entrance door with glazed light over gives access to: RECEPTION HALL Staircase leading to the first floor. Single panelled radiator. Laminate flooring. Coving to ceiling. Built-in understair cupboard. Panelled door leading to: SITTING ROOM 5.44m(17'10'') x 3.56m(11'8'') The focal point of the sitting room is a fireplace with timber surround with granite style inset and hearth, incorporating an electric fire. Coving to the ceiling. Laminate wood flooring. Double doors opening onto the rear garden. Two single panelled radiators. DINING ROOM 4.09m(13'5'') x 2.92m(9'7'') max Coving to ceiling. Single panelled radiator. Laminate flooring. Windows giving views over rear garden. BREAKFAST KITCHEN 4.14m(13'7'') x 3.30m(10'10'') Range of fitted wall and floor units with worktops incorporating a 1.25 bowl stainless steel sink unit. Built-in stainless steel double oven. Four ring gas hob with extractor fan over. Plumbing for dishwasher. Recessed halogen spotlights to ceiling. Ceramic tiled floor. Single panelled radiator. Door to: UTILITY 2.57m(8'5'') x 1.75m(5'9'') Further range of fitted floor units with work surfaces incorporating a single drainer stainless steel sink unit. Plumbing for washing machine. Electric dryer. Wall mounted gas fired boiler providing heating and hot water. Recessed halogen spotlights to ceiling. Extractor fan. Single panelled radiator. Ceramic tiled floor. Door giving access to rear garden. Further door to: CLOAKROOM Low flush WC and pedestal wash hand basin. Single panelled radiator. FIRST FLOOR The first floor is approached via a staircase leading to the first floor landing. Access hatch to loft. Coving to ceiling. Single panelled radiator. Built-in cupboard housing the combination boiler. MASTER BEDROOM 3.53m(11'7'') x 3.58m(11'9'') + dressing area A good sized double bedroom. Single panelled radiator. Separate dressing area. EN-SUITE SHOWER ROOM Separate shower cubicle. Pedestal wash hand basin and low flush WC. Recessed halogen spotlights to ceiling. Chrome ladder style heated towel rail. Shaver point. BEDROOM 2 3.53m(11'7'') x 3.20m(10'6'') A good sized second bedroom. Single panelled radiator. Window giving views over the rear garden. BEDROOM 3 3.53m(11'7'') x 2.13m(7'0'') Single panelled radiator. Window to the front elevation. BEDROOM 4 3.66m(12'0'') x 2.62m(8'7'') Single panelled radiator. Window to the front elevation. HOUSE BATHROOM White suite comprising panelled bath with shower over. Pedestal wash hand basin and low flush WC. Recessed halogen spotlights to ceiling. Extractor fan. Shaver point. Tiling to splashbacks. Ceramic tiled floor. Chrome ladder style heated towel rail. OUTSIDE To the front of the house is a small forecourt and adjacent is a single garage. To the rear is an enclosed lawned garden. SINGLE GARAGE Accessed via an up and over door to the front with a side pedestrian access door. LOCATION The property is situated within a sought after location. From York proceed out along Bootham and across Clifton Green onto Shipton Road. Bear right just before the roundabout with the outer ring road onto Manor Lane. Continue along and turn right into Armstrong Way, follow the road around and turn right into Coningham Avenue. The property can be seen 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. 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 'statement of 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 warrenty 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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