BOSTON SPA Boston Spa is a predominantly stone built village with many Georgian properties, situated some 1 1/2 miles east of the A1 on the southern bank of the River Wharfe.

The village has its own good selection of shops, schools and facilities with a further range of amenities including indoor swimming pool and golf course in the market town of Wetherby some 3 miles away. Commuting links are good being almost equidistant to Leeds, York and Harrogate. 

DIRECTIONS Proceeding from Wetherby south along the A168 towards Boston Spa and Tadcaster. Entering Boston Spa, Clifford Moor Road is on the right hand side and the property is identified on the left by a Renton & Parr for sale board.  

THE PROPERTY Modernised and tastefully decorated throughout this three bedroom semi-detached family home benefits from generous open living to ground floor, double glazed UPVC windows and doors throughout along with LED ceiling spotlights. The accommodation in further detail giving approximate room dimensions comprises :-  

GROUND FLOOR  

ENTRANCE HALL Access gained via UPVC front door with double glazed window to side, attractive oak floor covering that covers the majority of the downstairs accommodation, returned staircase to first floor with useful cloaks storage beneath, single radiator.  

DOWNSTAIRS W.C. Tastefully decorated with tongue & groove wall panelling to part, white low flush w.c., vanity wash basin, double glazed window to side, LED ceiling spotlight.  

SNUG 10' 9" x 10' 5" (3.3m x 3.2m) With double glazed UPVC window to front elevation, T.V. aerial, decorative ceiling cornice, single radiator.  

KITCHEN/DINER 22' 11" x 13' 1" (7m x 4m) A fantastic open plan kitchen diner with ample space for dining table and chairs, gas stove, LED ceiling spotlights, double radiator. A generous kitchen fitted with a range of Shaker style wall and base units, cupboards and drawers, Quartz worktops with matching upstand, inset stainless steel sink unit with mixer tap, integrated dishwasher, induction Neff hob with extractor hood above, space for American style fridge freezer, twin Neff cooker to side, double glazed UPVC window to rear, LED ceiling spotlights.  

SIDE PORCH With glazed UPVC side door with access to large hard standing area currently used as a seating area, double glazed windows to side and rear elevation, exposed brick, attractive floor tiles, space and plumbing for automatic washing machine, archway leading into :-  

USEFUL STORE ROOM With wall mounted Worcester Bosch boiler, LED ceiling spotlight.  

GARDEN ROOM 17' 0" x 9' 10" (5.2m x 3m) A light and spacious room with double glazed UPVC windows to three sides along with Velux windows to roof, double patio doors leading out to rear garden, double radiator, T.V. aerial, wall light and LED ceiling spotlights.  

FIRST FLOOR  

LANDING AREA With double glazed UPVC window to front elevation, radiator beneath, LED ceiling spotlight, airing cupboard, useful store cupboard, loft access hatch.  

MASTER BEDROOM 14' 1" x 12' 9" (4.3m x 3.9m) to widest part A good size double bedroom with double glazed UPVC windows to rear elevation, radiator beneath, ample space for bedroom furniture and dressing area.  

BEDROOM THREE 7' 10" x 7' 10" (2.4m x 2.4m) With double glazed UPVC window to rear, double radiator.  

BEDROOM TWO 10' 9" x 10' 5" (3.3m x 3.2m) With double glazed UPVC window to front elevation, radiator beneath, laminate wood effect floor covering.  

HOUSE BATHROOM Recently fitted with a most attractive suite comprising large vanity wash basin with drawers beneath, bath with "drencher" shower and detachable handpiece above, shower screen, attractive wall and floor tiles, black ladder effect heated towel rail, double glazed UPVC window to side, LED ceiling spotlights.  

SEPARATE TOILET A white low flush w.c., vanity wash basin with tiled splashback, Travertine floor tiles, double glazed UPVC window to side, LED ceiling spotlights.  

TO THE OUTSIDE Driveway to front providing comfortable off-street parking, picket fence and handgate leading to front garden which is laid mainly to lawn behind a stone wall. Attractive stone flagged patio area, ideal for outdoor relaxation. Wooden handgate to side reveals a further hardstanding area, ideal for bin store or additional parking serving access to :- 

DETACHED SINGLE GARAGE With manual up and over door, single door to side, outside water tap.  

REAR GARDEN Set mainly to lawn with soft play wood chip area to rear currently housing trampoline. Garden shed.  

COUNCIL TAX Band C (from internet enquiry).