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" Ready to move into condition. Popular position close to the centre of Brough, south westerly facing rear garden, driveway with excellent parking and garage.

INTRODUCTION Enjoying a most convenient location and forming part of this popular residential area is this modern semi detached house. Arranged over two floors, the well presented property is offered for sale in 'move into condition'. Enjoying a good sized plot with south westerly facing rear garden, good driveway and a single detached garage. The well planned accommodation briefly comprises entrance lobby, spacious lounge and fitted dining kitchen with built-in appliances and patio doors leading to the rear garden. At first floor level, there are three bedrooms and a bathroom with shower facility. The accommodation boasts gas-fired central heating and uPVC double glazing. A side drive leads to a single garage and provides ample off-street parking. The enclosed rear garden is a particular feature and enjoys a south westerly aspect. LOCATION Fernland Close is situated off Augustus Drive, Centurion Way, Welton Road. The property is therefore ideally placed for Brough's wide range of general shops and amenities. The village of Brough lies approximately 10 miles to the west of Hull and is well placed for commuting with convenient access available to the A63 leading to Hull City Centre to the east and the M62/National Motorway network to the west. Brough also has its own mainline railway station with regular connections to London. A junior/primary school is located in the village with well reputed secondary schooling in the nearby village of Melton. ACCOMMODATION Residential entrance door to: ENTRANCE HALL With stairs off and door to: LOUNGE 4.65m x 3.51m(max) approx (15'3' x 11'6'(max) appr With wood effect flooring, coving, access to understairs cupboard and uPVC bow window to front DINING KITCHEN 4.55m x 2.46m approx (14'11' x 8'1' approx) With a range of base and wall mounted units, sink and drainer, plumbing for automatic washing machine and a host of integrated appliances including electric oven, four ring gas hob with chimney style extractor over, fridge and freezer. Feature flooring and double doors to the rear garden. FIRST FLOOR LANDING With access to the partially boarded loft area via a pull-down loft ladder. BEDROOM 1 3.68m x 2.57m approx (12'1' x 8'5' approx) Coving and uPVC double glazed window to front. BEDROOM 2 3.45m x 2.59m approx (11'4' x 8'6' approx) Coving and uPVC double glazed window to rear. BEDROOM 3 2.49m x 1.91m approx (8'2' x 6'3' approx) uPVC double glazed window to front. BATHROOM With white suite comprising bath with electric shower over, wash hand basin, low flush W.C., heated towel rail, partially tiled walls, tiling to floor, uPVC double glazed window to rear. OUTSIDE The front is laid to lawn with a gravelled parking area. A gravelled side drive leads to the single garage. The enclosed rear garden is a particular feature and enjoys a south westerly facing aspect with a fish pond, ornamental borders, lawn, fenced boundaries and a patio area directly adjoining the rear of the property. Rear View of Property Tenure Freehold Council Tax Band From a verbal enquiry we are led to believe that the Council Tax band for this property is Band B. We would recommend a purchaser make their own enquiries to verify this. Viewing Strictly by appointment through the agent. Brough Office 01482 669982. AGENTS NOTE For clarification, we wish to inform prospective purchasers that we have not carried out a detailed survey, nor tested the services, appliances and specific fittings for this property. All measurements provided are approximate and for guidance purposes only. Floor plans are included as a service to our customers and are intended as a GUIDE TO LAYOUT only. NOT TO SCALE. Matthew Limb Estate Agents Ltd for themselves and for the vendors or lessors of this property whose agents they are give notice that (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute any part of an offer or contract (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct and any intending purchaser or tenant should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them

(iii) no person in the employment of Matthew Limb Estate Agents Ltd has any authority to make or give any representation or warranty whatever in relation to this property. If there is any point which is of particular importance to you, please contact the office and we will be pleased to check the information, particularly if you contemplate travelling some distance to view the property. Photograph Disclaimer In order to capture the features of a particular room we will mostly use wide angle lens photography. This will sometimes distort the image slightly and also has the potential to make a room look larger. Please therefore refer also to the room measurements detailed within this brochure. Fixtures & Fittings Fixtures and fittings other than those specified in this brochure, such as carpets, curtains and light fittings, may be available subject to separate negotiation. If there are any points of particular importance to you, please contact the office and we will be pleased to check the information for you. Valuation Service If you have a property to sell we would be delighted to provide a free
o obligation valuation and marketing advice. Call us now on 01482 669982. Stamp Duty Reforms 4 Dec 2014 Purchase Price of Property New Rates Paid on the Part of the Property Price Within Each Tax Band ?0 - ?125,000 0% ?125,001 - ?250,000 2% ?250,001 - ?925,000 5% ?925,001 - ?1,500,000 10% ?1,500,001 and over 12% Should you have any queries please contact our office for clarification. Viewing Appointment TIME ....................DAY/DATE ............................................ SELLERS NAME(S) .................................................................... "