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 Entering Boston Spa village from the Wattle Syke roundabout. Take the first right onto Clifford Moor Road. Proceed for a short time until the property will be identified on the left hand side with a Renton & Parr for sale board.

THE PROPERTY An extended and tastefully decorated detached family home providing flexible and well-proportioned living accommodation including en-suite shower to master bedroom along with bright and airy conservatory to the rear. Benefiting from gas fired central heating and double glazed windows throughout, the accommodation in further detail giving approximate room sizes comprises :-

GROUND FLOOR

ENTRANCE PORCH Entering through re-fitted composite front door into entrance porch with attractive porthole window to side, rustic travertine tile flooring from porch into

DOWNSTAIRS WC Fitted with a modern white suite comprising low flush WC, floating corner wash basin, decorative arched double glazed window, part tiled walls, tiled floor, single radiator, central light fitting.

ENTRANCE HALLWAY with staircase leading to first floor, traditional style radiator to side, central light fitting, useful storage cupboard under stairs.

LIVING ROOM 23' 5" x 10' 8" (7.14m x 3.26m) narrowing to 8' 8" (2.65m) A generous sized living room with double glazed bay window to front with radiator beneath and attractive shutters to the inside. Feature fireplace with polished stone mantlepiece, hearth and surround with living flame gas fire inset. Further double radiator and decorative stained glass window to rear, herringbone floor covering and two ceiling light fittings.

KITCHEN / DINING ROOM 15' 11" x 10' 11" (4.86m x 3.35m) Kitchen area fitted with a range of wall and base units including cupboards and drawers, work surfaces with tiled splashback. Integrated appliances include Hotpoint electric oven with five ring gas hob and extractor hood above and under counter dishwasher. Space and plumbing for under counter automatic washing machine and space for under counter fridge. Stainless steel sink unit with drainer and mixer tap, double glazed window to rear, double radiator, useful pantry storage cupboard, central light fitting. Wide board effect laminate flooring extends from kitchen into dining area with French style patio doors into conservatory and central light fitting.

CONSERVATORY 16' 11" x 7' 8" (5.16m x 2.36m) widening to 10' 7' (3.24m) A bright and airy conservatory with UPVC double glazed windows to three sides along with double glazed UPVC ceiling, an attractive exposed stone walling. Large multi fuel stove with glass hearth, wide board wood effect laminate flooring creating an ideal space for entertaining and additional dining area, French style patio doors leading onto outdoor seating area.

UTILITY 12' 11" x 8' 4" (3.95m x 2.55m) With range of base units, work surfaces with tiled splashback, Belfast sink with mixer tap above, integrated freezer, space and plumbing for automatic washing machine and tumble dryer. Wall mounted Worcester central heating boiler, herringbone laminate flooring, recessed ceiling lighting.

FIRST FLOOR

LANDING With loft access hatch and built in linen storage cupboard, recessed ceiling lighting and central light fitting.

BEDROOM ONE 11' 8" x 10' 4" (3.56m x 3.17m) A generous double bedroom with double glazed window overlooking rear garden, decorative shutters inside, single radiator beneath, central light fitting.

EN-SUITE BATHROOM 6' 9" x 5' 6" (2.06m x 1.69m) Fitted with a white three piece suite comprising low flush WC, pedestal wash basin, panelled bath with shower and screen above, part tiled walls and tiled floor along with decorative timber panelling around bath. Double glazed window to rear, traditional style radiator and towel rail, recessed ceiling lighting and extractor fan.

BEDROOM TWO 11' 6" x 9' 5" (3.53m x 2.89m) A bright double bedroom with double glazed window to front, radiator beneath, central light fitting. Ceiling cornice.

BEDROOM THREE 14' 0" x 7' 1" (4.29m x 2.17m) With double glazed window to front, radiator beneath, central light fitting.

SHOWER ROOM 7' 0" x 5' 1" (2.15m x 1.57m) Fitted with a modern three piece suite comprising low flush WC, vanity wash basin and step-in shower cubicle with tiled walls and tiled flooring, double glazed window to rear, traditional style radiator with towel rail, central light fitting and extractor fan.

TO THE OUTSIDE Block paved driveway provides off road parking for several vehicles and access to

GARAGE 8' 11" x 6' 3" (2.74m x 1.93m) With electric roller door, light and power laid on, providing useful storage space.

GARDENS Decorative front garden set to lawn behind established boundary hedgerows.

REAR GARDEN Private rear garden is set mainly to lawn neatly bordered with timber fences to two sides and conifer hedge to rear, deep and well stocked flower beds with an array of established herbaceous bushes and shrubs. A circular stone flagged patio area and further stone flagged side patio provide ideal space for outdoor entertaining along with barbeque and 'al fresco' dining in the summer months.