An extended and deceptively spacious well presented three bedroom character cottage boasting superb open plan ground floor living accommodation of living room, breakfast kitchen through to dining room. Finished to a modern and high standard while retaining many period features such as exposed beams and attractive brickwork. Early viewing is highly recommended.

CLIFFORD
Clifford is an attractive West Yorkshire village with its own Churches, public houses and bus services as well as being within easy commuting distance to Wetherby, Leeds, York and Harrogate. The A1 is within 1 1/2 miles giving immediate access to the A64, M62 and A1/M1 link road. There are further excellent facilities in the market town of Wetherby and the village of Boston Spa which is less than a 15 minutes walk and 2 minute drive away.

DIRECTIONS
From Wetherby proceeding south along the A168 parallel to the A1, following signs for Boston Spa. Entering Boston Spa, take the first right onto Clifford Moor Road and proceed into the village of Clifford. At the T junction turn left on the High Street and proceed through the village until the property is identified on the right hand side.

THE PROPERTY
Pheasant Cottage is an extended three bedroom period cottage oozing with character and charm including exposed beams and attractive brickwork. Flexible living accommodation arranged over three floors including fantastic open plan ground floor living room, breakfast kitchen and dining room. Loft conversion with double bedroom and ensuite shower room along with useful cellar storage.

Excellent position to enjoy far reaching countryside views to both front and rear, the accommodation benefiting from gas fired central heating and double glazed windows in further detail providing approximate room sizes comprises:-

THE ACCOMODATION
 

GROUND FLOOR

LIVING ROOM
11' 11" x 11' 11" (3.65m x 3.64m)
With stairs leading to first floor, bay window to front and double radiator beneath. Feature fireplace with stone hearth and attractive brick surround. Recess ceiling lighting, laminate flooring, steps leading down to useful cellar space. Open archway with attractive exposed beam leading to:-

BREAKFAST KITCHEN
12' 5" x 11' 5" (3.79m x 3.49m)
A light and bright breakfast kitchen refitted with a contemporary shaker style range of wall and base units including cupboards and drawers, work surfaces and upstands, one and a half bowl stainless steel sink unit with mixer tap and drainer along with tiled splash back. A brick surround inglenook style recess for the cooker housing Matrix electric range oven with five ring gas hob and extractor hood above.
Integrated appliances include under counter automatic washing machine and dishwasher, American style fridge freezer. Recess ceiling lighting, double glazed windows to rear, attractive tiled flooring.

DOWNSTAIRS WC
Fitted with a modern white suite comprising low flush wc and vanity wash basin, recess ceiling lighting extractor fan, chrome slimline vertical radiator.

DINING ROOM
11' 0" x 7' 6" (3.37m x 2.29m)
Extended to the rear affording a light and attractive dining space with double glazed patio doors opening onto the rear patio and open aspect beyond. Double glazed window to side, vaulted ceiling Velux window, two wall lights, double radiator, wood effect laminate flooring.

CELLAR
11' 11" x 11' 10" (3.65m x 3.61m)
Stone steps from the living room lead to useful cellar storage space with recess ceiling lighting, light and power laid on, upvc double glazed window, double radiator and extractor fan.

FIRST FLOOR

LANDING
With attractive modern glass balustrade and oak banister, exposed ceiling beam and stairs leading to second floor.

BEDROOM ONE
9' 10" x 9' 9" (3.02m x 2.99m)Plus depth of fitted wardrobe.
An attractive double bedroom with large double glazed window to rear enjoying open aspect over adjoining countryside. Fitted wardrobe to the entire length of the room, recess ceiling lighting, wide board laminate flooring.

BEDROOM THREE
8' 3" x 6' 8" (2.54m x 2.05m)(overall)
With large double glazed window to front enjoying far reaching views across open fields towards Boston Spa. Single radiator, recess ceiling lighting and laminate flooring.

HOUSE BATHROOM
A modern white suite comprising panelled bath, low flush wc, wash basin, walk in shower cubicle, part tiled walls and tiled floor, chrome heated towel rail and recess ceiling lighting.

SECOND FLOOR

BEDROOM TWO
10' 3" x 8' 3" (3.13m x 2.54m)
An attractive loft conversion with large double glazed dormer window provides a stunning elevated aspect over adjoining countryside. This bright and airy double bedroom has exposed ceiling beams, fitted wardrobe, radiator and laminate flooring leading to:-

ENSUITE SHOWER ROOM
Fitted with a modern white suite comprising low flush wc, vanity washbasin, shower cubicle, part tiled walls with tiled floor, heated towel rail and extractor fan.Edit | Delete

TO THE OUTSIDE
The property is accessed from the High Street with on-street parking to the front.
Please note there is a hand gate from to the side of the property allowing right of way access for the sole purpose of refuse collection.

GARDENS
The rear garden is accessed through UPVC  double glazed side door with stone flagged footpath leading to private stone flagged patio area arranged over two levels with steps between. An idyllic spot for outdoor entertaining and al fresco dining, neatly bordered with stone planters housing close cut bushes and shrubs.  A stone wall marks the boundary of the space abutting attractive open aspect with parkland views. Lockable bike shed ideal for storing bikes, barbecue and garden equipment. 

LANDLORDS REQUIREMENTS
1. An Assured Shorthold Tenancy for a certain term of 12 months.

2. Rent of £1,250 per calendar month, payable monthly in advance.

3. A credit check and references are required.

4. No smokers. A pet may be considered subject to a pet rental of £25 pcm.

5. An EPC is available on this property

6. A refundable tenancy deposit £1442

7. We understand mains water, electricity, gas and drainage are connected.

8. Broadband and mobile signal coverage can be checked via
As well as paying the rent and payment in respect utilities, communication services, TV Licence and council tax you will be required to make the following permitted payments

Before the Tenancy Starts payable to Holroyd Miller 'The Agent'

Holding Deposit: 1 Week's Rent equalling £253

During The Tenancy payable to the Agent/ landlord

Payments of £41.67 + VAT (£50 inc VAT) if the Tenant requests a change to the tenancy agreement.

Payment of the cost of the key and or security device plus £15 per hour for the agents time if reasonably incurred

Early termination of Tenancy the Tenant is required to pay the rent as required under your Tenancy Agreement until a suitable Tenant is found and cover the Landlords/ Landlords Agents costs to cover any referencing and advertising costs.

Any other permitted payments, not included above, under the relevant legislation including contractual damages.

Renton & Parr are members of the Property Ombudsman Scheme and work in association with Holroyd Miller who are members of RICS Client Money Protection Scheme, which is a client money protection scheme. Holroyd Miller are also members of The Property Ombudsman Scheme which is a Redress Scheme. You can find out more details by contacting the agent direct.

AGENTS NOTES
The property is part furnished which cannot be verified as safe (subject to fire regulation check)