Ulleskelf ~ 3 West End Approach, LS24 9EYULLESKELF The village of Ulleskelf lies south of the River Wharfe between Ryther and Kirby Wharfe, some 4 miles from Tadcaster and 5 miles

MISREPRESENTATION ACT

Renton & Parr Ltd for themselves and for the Vendors or lessors of this property whose agents they give notice that :-

1. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do notconstitute, nor constitute part of, an offer or contract.

2. All descriptions, dimensions, references to condition and necessary permission for use and occupation, and otherdetails are given in good faith and are believed to be correct but any intending purchasers or tenants should not relyon them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to thecorrectness of each of them.

3. No person in the employment of Renton & Parr Ltd has any authority to make or give any representation or warrantywhatever in relation to this property.

Ulleskelf ~ 3 West End Approach, LS24 9EY

£269,950 PRICE REGION FOR THE FREEHOLD

A spacious and well-proportionedindividual stone built three bedroomdetached bungalow with excellent off-roading parking facilities being situatedon the edge of the village itself, locatedbetween Tadcaster and Sherburn inElmet with easy access to the A64 andA1 road network.

Lounge, separate dining room and well fittedkitchen

Three bedrooms and conservatory

Modern four piece white bathroom suite

Double garage, carport and twin drives

Manageable well tended gardens, front andrear

GENERALRoom measurements in these particulars are onlyapproximations and are taken to the widest point.

None of the services fittings or equipment referred to inthese particulars have been tested and we are thereforeunable to comment as to their condition or suitability. Anyintending purchasers should satisfy themselves throughtheir own enquiries.

Please note : Only the fixtures and fittings specificallymentioned in these particulars are included in the sale ofthe property.

Photographs depict only certain parts of the property. Itshould not be assumed that the contents/furnishings,furniture etc photographed are included in the sale.

VIEWINGBy appointment with the Chartered Surveyors Renton &Parr at their offices, Market Place, Wetherby. Telephone(01937) 582731

COUNCIL TAXBand E (from internet enquiry).

Details prepared October 2016

ULLESKELF

The village of Ulleskelf lies south of the River Wharfebetween Ryther and Kirby Wharfe, some 4 miles fromTadcaster and 5 miles from Sherburn in Elmet. Served bya Post Office, Garage and a Public House. In additionthere is a Methodist Church, Anglican Church andchildrens playground. For the commuter there is access tothe A64 trunk road at Tadcaster linking the A1 andMotorway networks. Situated on the York/Leeds linethere is also a rail connection on the edge of the village,which is within the catchment area for Tadcaster GrammarSchool.

DIRECTIONSFrom Tadcaster taking the A162 Sherburn in Elmet roadfor approximately 2 miles before following the signpost lefttowards Ulleskelf. Further 2 miles just entering Ulleskelfand immediately before the railway bridge turn left intoWest End Approach and the property is situated on the lefthand side.

THE PROPERTYThis well presented three bedroom detached bungalowprovides well proportioned accommodation with excellentoff-road parking providing by two driveways. Good loftstorage space with further potential, if required subject toplanning. The accommodation which benefits from oilfired central heating, replacement UPVC double glazedwindows and cavity insulation in further detail givingapproximate room sizes comprises :-

SIDE ENTRANCE PORCHUPVC entrance door and inner door with side screenleading to :-

ENTRANCE HALLCeiling cornice, wall light point, radiator.

INNER HALLWall light point, night storage heater, loft access withretractable ladder to extensively boarded loft spaceproviding useful storage and potential for conversion toadditional room, subject to necessary planning approval.Insulated hot water tank. Light and power laid on.

LOUNGE20' 6" x 12' (6.25m x 3.66m)Double glazed windows to two sides, fireplace with slatehearth and electric fire, three wall light points, tworadiators.

DINING ROOM12' 7" x 9' (3.84m x 2.74m)Double glazed window to front, ceiling cornice, two walllight points, radiator.

KITCHEN12' 6" x 11' (3.81m x 3.35m)Well fitted with oak fronted wall and base units includingcupboards and drawers, work surfaces with tiledsurrounds, one and a half bowl stainless steel sink unitwith mixer taps and drainer, integrated oven, hob withhood above, plumbed for automatic dishwasher, space forfridge, breakfast bar, radiator, recess ceiling lighting,double glazed window and side entrance door.

BEDROOM ONE16' 3" x 10' (4.95m x 3.05m) Widening to 13' 2" (4.01m)With fitted double wardrobe with cupboard over, radiator,vanity wash basin with cupboards under, double glazedwindow to rear, ceiling cornice, three wall light points.

BEDROOM TWO11' 6" x 10' (3.51m x 3.05m)Wardrobe with cupboards above and matching dressingtable included in sale. Ceiling cornice, radiator, doubleglazed window, sliding patio doors to :-

CONSERVATORY11' 10" x 8' 7" (3.61m x 2.62m)Ceramic tiled floor, patio door to rear garden.

BEDROOM THREE11' 6" x 9' (3.51m x 2.74m)Including fitted wardrobes with cupboards above, doubleglazed side window, radiator, ceiling cornice.

BATHROOM8' 8" x 8' (2.64m x 2.44m)Having tiled walls, modern four piece white suitecomprising panelled bath, pedestal wash basin, low flushw.c., shower cubicle, tiled floor, chrome heated towel rail,recess ceiling lighting, two double glazed windows,radiator.

TO THE OUTSIDE

A feature of the property are the twin driveways, eachhaving wrought iron entrance gates providing ample off-road parking for several cars including caravan/mobilehome etc.

CARPORTGiving covered access from the kitchen to the :-

GARAGE21' x 10' 8" (6.4m x 3.25m)Having electric up and over door, light and power laid on.Oil fired central heating boiler. Plumbed for automaticwashing machine, space for chest freezer etc.

GARDENSNeat lawned garden to front with well stocked borders witha variety of bushes and shrubs. Flower borders extenddown the length of the driveway providing colour andvariety. The side path leads to an enclosed private reargarden comprising lawn with shaped borders, bushes andshrubs, lily pond and rockery. Wood store, garden shed,oil storage tank. Outside lighting.