Ben Rhydding is to be found on the eastern side of Ilkley. A most desirable community in its own right, favoured for its village feel with good local shops, one of the districts most sought after primary schools, a church, train station and Wheatley Arms Hotel. Ilkley town centre is approximately a mile away and offers more comprehensive shops, restaurants, boutique cinema, cafes and everyday amenities including two supermarkets, health centre, playhouse and library. The town benefits from high achieving schools for all ages including Ilkley Grammar School and three private schools all within a short drive. There are good sporting and recreational facilities. Situated within the heart of the Wharfe Valley, surrounded by the famous Moors to the south and the River Wharfe to the north, Ilkley is regarded as an ideal base for the Leeds/Bradford commuter. A regular train service runs from the town to both cities. 

The accommodation has GAS FIRED CENTRAL HEATING and SEALED UNIT DOUBLE GLAZING and with approximate room sizes, comprises:- 

GROUND FLOOR  

ENTRANCE PORCH 6' 10" x 4' 9" (2.08m x 1.45m) A glazed entrance porch with wood panelling and exposed stone. A glazed door leads to:- 

ENTRANCE HALL 15' 4" x 6' 7" (4.67m x 2.01m) Including a useful under stairs store cupboard. 

SITTING ROOM 14' 9" x 11' 10" (4.5m x 3.61m) Featuring a gas fire with marble surround and hearth. Window to the front elevation providing a lovely westerly aspect. Glazed double doors lead to:- 

DINING ROOM 10' 11" x 10' 6" (3.33m x 3.2m) Adjoining both the sitting room and dining kitchen and including a window to the rear elevation providing a pleasant outlook over the rear garden. 

DINING KITCHEN 16' 9" x 10' 10" (5.11m x 3.3m) Comprising an extensive range of base and wall units with co-ordinating work surfaces and tiled splashback. Appliances include Samsung fridge freezer, integrated Electrolux dishwasher, plumbing for an automatic washing machine and space for a dryer. Recessed spotlights. Window to the rear elevation and a velux window. Door to the rear providing direct access to the garden. Newly installed wall mounted Glow Worm gas central heating boiler.  

FIRST FLOOR  

LANDING With a window to the side elevation. Useful store cupboard. A loft hatch provides access to:- 

BOARDED ROOF SPACE 18' 11" x 12' 2" (5.77m x 3.71m) A spacious and versatile area with a velux window and extensive under eaves storage. 

BEDROOM ONE 14' 11" x 11' 3" (4.55m x 3.43m) A spacious double bedroom with a window to the front elevation providing an open view down the cul de sac.  

BEDROOM TWO 10' 11" x 10' 6" (3.33m x 3.2m) A further double bedroom with a window to the rear elevation.  

BEDROOM THREE 8' 0" x 7' 5" (2.44m x 2.26m) With a window to the side elevation.  

BATHROOM Comprising a bath with shower over and a glass screen, hand wash basin and a low suite wc. Window to the side elevation.  

SEPARATE LOW SUITE WC With a window to the side elevation. 

OUTSIDE  

GARAGE 15' 11" x 8' 8" (4.85m x 2.64m) Accessed via an up and over door and including power points.
A paved driveway provides off street parking. 

GARDEN To the front of the property is a lawned garden area with gravel and shrub border and a paved seating area.
To the rear of the property is an outstanding principally lawned garden with well stocked flower borders. Greenhouse. There is also a beck which runs through the garden.  

VIEWING ARRANGEMENTS Strictly by prior appointment with Dale Eddison's Ilkley office.
Please note - with the current Covid 19 viewing guidelines, for the safety of our clients, customers and staff we ask that only two people attend a viewing at any one time. We request that all viewers wear gloves and a face covering. If this is not possible please advise our staff prior to the viewing appointment. 

PLEASE NOTE The extent of the property and its boundaries are subject to verification by inspection of the title deeds. The measurements in these particulars are approximate and have been provided for guidance purposes only. The fixtures, fittings and appliances have not been tested and therefore no guarantee can be given that they are in working order. The internal photographs used in these particulars are reproduced for general information and it cannot be inferred that any item is included in the sale.  

TENURE We understand the property is Freehold. 

LOCATION From Dale Eddison's Ilkley office proceed in an eastwards direction until you reach the mini roundabout at the bottom of Cowpasture Road. Continue straight ahead into Springs Lane and the road then becomes Bolling Road. Continue to the end of Bolling Road, passing the parade of shops on your right hand side. Turn right onto Wheatley Lane. Continue for approximately 100 metres and Wheatley Gardens is the fourth turning on the right hand side. The property can then be found at the head of the cul de sac.  

MONEY LAUNDERING, TERRORIST FINANCING AND TRANSFER OF FUNDS REGULATIONS 2017 Money Laundering Regulations (Introduced June 2017). To enable us to comply with the expanded Money Laundering Regulations we are required to obtain identification from prospective buyers once a price and terms have been agreed on a purchase. Buyers are asked to please assist with this so that there is no delay in agreeing a sale. Please note the property will not be marked as sold subject to contract until appropriate identification has been provided. 

FINANCIAL SERVICES Dale Eddison Limited and Linley and Simpson Sales Limited are Introducer Appointed Representatives of Mortgage Advice Bureau Limited and Mortgage Advice Bureau (Derby) Limited who are authorised and regulated by the Financial Conduct Authority. We routinely refer buyers to Mortgage Advice Bureau Limited. You can decide whether you choose to deal with Mortgage Advice Bureau Limited. Should you decide to use Mortgage Advice Bureau Limited, Linley and Simpson Sales Limited will receive a payment of £347.50 from Mortgage Advice Bureau Limited for recommending you to them.