Property description

New Instruction.

A handsome semi detached character cottage revealing well presented three bedroom family living with scope for extension into attached outbuildings, set within delightful gardens to three sides in a convenient village. No chain.

An appealing semi detached property which offers spacious three bedroom accommodation which has been tastefully and sympathetically improved to provide an ideal family home. There is a modern kitchen and bathroom yet the period charm of this village home makes for a comfortable property which also offers scope to enlarge the property if required, thanks to extensive single storey outbuildings which could be developed subject to the necessary consents. Offered with oil fired central heating, the property features attractive multipaned windows, there is an open fireplace and the well proportioned reception rooms are ideal for modern family living. There are lawned gardens to three sides which are most private thanks to mature boundaries, plus there is off street parking. This attractive property requires an internal appraisal to appreciate the characterful interiors and desirable gardens.

Wath is a traditional village with a public house and convenient access to the cathedral city of Ripon and the A1, there are also primary schools in villages nearby. Ripon is centred around a market square with a weekly market and there are shops, services and supermarkets along with a choice of restaurants, public houses and night life. Ripon is also home to excellent schooling for primary and secondary age pupils. There are sports clubs in the city, a leisure centre, swimming pool, golf club and racecourse, plus some of the region's most beautiful countryside is on the edge of the city including historic parks, country houses and gardens along with the Yorkshire Dales and Moors. The by-pass is nearby making commuting more convenient including links to Harrogate, the A1 and the region's motorway network and business centres.

GROUND FLOOR
Entrance:	Via solid wooden entrance door to the front, opening to:
Reception Hall:	With stairs rising to the first floor and an under stairs cupboard. With panelled walls and delft rack there is wooden flooring , ceiling cornice and a window to the front.
Lounge:	Having a stone fire surround and hearth with inset open fire, ceiling cornice, window to the front and two windows to the side overlooking the garden.
Living/Dining Room:	With wooden flooring, window to the rear, two windows to the side and being open to:
Kitchen:	Fitted with a range of base level units having contrasting work surfaces, tiled splash backs and 1 � bowl stainless steel sink with drainer. There is space/plumbing for dishwasher, a further wall cupboard, a range master cooker with four ring LPG hob, two hot plates and an extractor fan over, housing the central heating boiler and featuring a sash window to the rear.
Utility Room:	With base level units, space for a fridge, space/plumbing for washing machine and space for a dryer, window to the side.
Pantry:	With fitted shelving and side window.
Rear Hall:	With windows to two sides and a door leading to a the driveway.
Coal Store:	A useful storage room.
Office:	A veritable space with windows to the side and rear.
Guest Wc:	With white wc and matching wash basin.
FIRST FLOOR
Landing:	With part panelled walls, a linen cupboard access to the roof void and a roof light.
Bedroom 1:	Featuring an arched recess and having a window to the front and further window to the side with outlooks across the garden.
Bedroom 2:	With windows to the rear and side and an arched recess.
Bedroom 3:
With front window.
House Bathroom:	A spacious bathroom with a white bath having shower attachment, matching pedestal wash basin and wc, part tiled walls, extractor fan, airing cupboard housing the hot water cylinder and a sash window to the rear.
OUTSIDE	The property is approached at the front by a timber hand gate set within a walled boundary, there is a paved path which leads to the front entrance door and the garden is laid mainly to lawn with well stocked shrub borders, affording a good degree of privacy and screened by a hedge and tree boundary. The garden continues to the side where there is a further lawned area with a walled boundary and trellis, there is a greenhouse and the garden in turn leads to the rear where double gates lead from the side to a gravelled driveway with off street parking. A further lawned area is to the rear of the property with a hedge boundary and there is access to a useful garden store.

Property Features :

• Attractive semi detached house
• Three bedrooms
• Well presented
• Spacious interiors
• Character features