WETHERBY Wetherby is a West Yorkshire market town located on the banks of the River Wharfe and lies almost equidistant from Leeds, Harrogate and York. Local amenities include a range of shops, schooling, sporting amenities including indoor heated swimming pool, 18 hole golf course, tennis, squash, rugby, cricket and football teams. Commuting to major Yorkshire commercial centres is via a good local road network with the A1 and M1 link south of Aberford. 

DIRECTIONS Proceeding out of Wetherby along North Street. Turn left into York Place. Follow the road into Grosvenor Terrace and right into Sandringham Road where the property is identified on the right hand side identified by a Renton & Parr for sale board.  

THE PROPERTY Sympathetically modernised throughout the accommodation now boasts an open plan dining kitchen with matching utility, stylish downstairs toilet and house bathroom suite. Recently fitted UPVC double glazed windows and doors, along with a re-wire and home office. The accommodation which is tastefully decorated and immaculately presented in further detail giving approximate room dimensions comprises :- 

GROUND FLOOR Entrance with modern composite front door with fan-light above. Open plan accommodation comprises :-  

LIVING ROOM 15' 1" x 14' 1" (4.6m x 4.3m) With substantial walk-in bay window to front with double glazed UPVC windows, double radiator beneath, generous wood burning stove surmounted upon dark slate hearth, T.V. aerial with fitted shelves above, decorative ceiling cornice, additional double radiator, wood effect luxury vinyl tile that flows seamlessly through into :-  

KITCHEN/DINER 14' 1" x 13' 9" (4.3m x 4.2m) Recently fitted with a shaker style range of contrasting wall and base units, Quartz worktop with matching up-stand and window sill, range cooker with five ring gas hob, integrated dishwasher, space for American style fridge freezer with larder unit to side, inset one and a quarter stainless steel sink unit with mixer tap, double glazed UPVC window to rear overlooking herb garden, pelmet downlighting, ample space for dining table and chairs. Exposed staircase to first floor with useful storage beneath.  

UTLITY 8' 2" x 7' 10" (2.5m x 2.4m) With matching wall and base units, cupboards and drawers, Quartz worktop with inset stainless steel sink unit, space and plumbing for automatic washing machine, cupboard housing Ideal Standard gas fired central heating boiler, double radiator, single UPVC glazed door to side along with window overlooking rear courtyard.  

DOWNSTAIRS W.C. A stylish white suite comprising low flush w.c. with concealed cistern, wash hand basin, part tiled walls, luxury vinyl tiled floor covering, single radiator, double glazed UPVC window to rear.  

FIRST FLOOR  

LANDING AREA With double glazed UPVC window to side, loft access hatch revealing most generous and boarded loft space offering scope for further development, (subject to planning consent). 

BEDROOM ONE 14' 5" x 11' 9" (4.4m x 3.6m) A lovely light room with large UPVC double glazed sash windows to front, fitted blinds, double radiator beneath, full bank of floor to ceiling cupboards and drawers to one side.  

HOUSE BATHROOM Beautifully presented and recently fitted with a white suite comprising vanity wash basin, low flush w.c., with concealed cistern, tiled bath with shower above and detachable shower hand piece, attractive wall and floor tiles, LED ceiling spotlights, double glazed UPVC window to rear, chrome ladder effect heated towel rail.  

BEDROOM TWO 14' 1" x 9' 2" (4.3m x 2.8m) With large double glazed window to rear, double radiator beneath.  

BEDROOM THREE 8' 6" x 7' 10" (2.6m x 2.4m) With double glazed UPVC window to rear, double radiator beneath.  

TO THE OUTSIDE On-street parking available. There is also vehicular access down the back leading to :-  

DETACHED GARAGE/STORE 9' 6" x 9' 6" (2.9m x 2.9m) With manual up and over door, light and power laid on, having been recently converted, the front as a useful storage room with an internal door leading to :-  

HOME OFFICE 8' 10" x 7' 6" (2.7m x 2.3m) A comfortable space which benefits from double glazed UPVC window to rear, electric radiator beneath, LED ceiling spotlights, wood effect laminate floor covering, exposed ceiling timbers.  

GARDENS An attractive front garden set behind original brick Dwarf wall to front, deep borders with a variety of bushes and shrubs, paving to side leads to entrance door and continues round the side revealing useful bin store and rear courtyard with direct access off the utility, outside water tap and double power socket. Brick outbuilding split into two useful stores.  

REAR GARDEN Wrapping around the detached garage and home office this secure private garden has a fenced perimeter, parcel of lawn with deep flower borders to one side, raised decked area, ideal for outdoor entertaining along with two raised flower beds.  

COUNCIL TAX Band C (from internet enquiry)