Brook House | 265 High Street | Boston Spa | Wetherby

Leeds 16.6 miles, York 13 miles, Wetherby 3.6 miles, Harrogate 15 miles, Leeds/Bradford Airport 16 miles (all distances approx)

An excellent Grade II listed period family home dating from the late 18th century, located within the village conservation area.

Brook House is reputed to be one of the oldest houses in the village and a truly charming Georgian home of elegant proportions and appearance with sash multi-paned windows and working shutters, the accommodation is tastefully decorated throughout and has been recently carefully extended and improved.

There are two fine reception rooms to the front of the property, either side of the central staircase with original features and stairs leading down to an open plan kitchen, playroom and conservatory, built on in 2013.

The basement area has also been converted to provide an additional double bedroom which is wired for sound, utility room and shower room with w.c.., The first floor has a split level landing with two double bedrooms to the front, study and be droom at the rear.

The master bedroom suite comprises master bedroom with en-suite shower and an occasional bedroom or morning room. The house bathroom has a four piece white suite. Gas fired central heating is installed.

A driveway to the side prov ides off-road parking leading to a detached coach house which has recently obtained planning permission and listed building consent for conversion to provide a garage and a summer room with two playrooms at first floor. A copy of the decision note 15/02246/FU and 15/022471/L1 are available direct on the Leeds City Council planning website or upon request of the vendor.

A delightful walled garden provides a safe and secure area for children, as well as outdoor entertaining.

Boston Spa is a most popular village noted for its predominantly stone built properties of individual nature with many Georgian in style being situated some 1.5 miles east of the A1 on the south bank of the River Wharfe.

The village boasts a selection of shops, schools and café bars with indoor swimming pool and sports centre available in both Wetherby and Tadcaster, together with a good selection of golf courses in the surrounding locality. Commuting links are excellent with almost equidistant between Leeds, York and Harrogate. BROOK HOUSE | 265 H IGH STREET | BOSTON SPA | WETHERBY | WEST YORKSHIRE | LS23 6AL

BOSTON SPA SITTING ROOM SUPERB CONSERVATORY MASTER BEDROOM SUITE 15' x 12' 10" (4.57m x 3.91m) Sash window EXTENSION 20' 1" x 12' 7" (6.12m x 3.84m) Sash Boston Spa is a predominantly stone built to front with shutters, period fireplace 19' 5" x 11' 2" (5.92m x 3.4m) window to front, two double radiators, village with many Georgian properties, with surround, tiled hearth, twin alcoves A recent extension to this lovely home feature fireplace, double doors leading to situated some 1 ½ miles east of the A1 on with built in cupboards and display added in 2013, double glazed windows to :- the southern bank of the River Wharfe. shelving above, ceiling cornice, picture three sides including French doors to rear rail, radiator, exposed wide boarded floor. patio and garden providing a light and EN-SUITE SHOWER ROOM The village has its own good selection of spacious room with oak flooring, two 12' 4" x 5' 4" (3.76m x 1.63m) shops, schools and facilities with a further LOUNGE radiators, recess ceiling lighting, built in A four piece white suite comprising walk - range of amenities including indoor 17' 3" x 13' 3" (5.26m x 4.04m) overall surround sound. in shower, low flush w.c., his & her wash swimming pool and golf course in the Including arched recess, period fireplace basin with cupboards under, Travertine market town of Wetherby some 3 miles with marble surround, cast iron inset and BASEMENT tiled floor and part tiled walls, radiator, away. Commuting links are good being open grate, ceiling cornice, sash window Steps down from the kitchen to :- window to rear, recessed ceiling lighting, almost equidistant to Leeds, York and to front with shutters, double radiator, extractor fan. Harrogate. wide boarded exposed flooring. SMALL LOBBY AREA With understairs cupboard. MORNING ROOM / OCCASIONAL DIRECTIONS Steps down from the hall to open plan BEDROOM Entering Boston Spa from the A168 playroom with kitchen and conservatory BEDROOM SIX 12' 2" x 11' 9" (3.71m x 3.58m) proceeding along High Street towards extension. 13' 8" x 12' 3" (4.17m x 3.73m) overall Including fitted wardrobes with sliding Tadcaster. Brook House is identified on Built in storage cupboards, laminate floor, floor to ceiling doors, sash window to rear the left hand side and identified by a PLAYROOM radiator, beamed ceiling, recessed ceiling with shutters, radiator, built in cupboard Renton & Parr for sale board. 11' 10" x 11' 1" (3.61m x 3.38m) lighting, window for natural light, wired to recess, feature fireplace with dog grate Sash window to rear overlooking enclosed for all round sound. and coal effect gas fire. THE PROPERTY walled garden, double radiator, fitted An all too infre quent opportunity to shelving, gas fired central heating boiler, UTILITY ROOM BEDROOM TWO purchase a charming double fronted oak flooring extending through into :- 12' 3" x 8' 7" (3.73m x 2.62m) plus recess. 15' x 12' 3" (4.57m x 3.73m) Grade II listed period family home Fitted cupboards, work tops, plumbed for Sash window to front with shutters, providing spacious modernised KITCHEN automatic washing machine, space for double radiator. accommodation retaining many original 19' 8" x 12' 2" (5.99m x 3.71m) tumble dryer, one and a half bowl features. Extensively fitted with range of wall and stainless steel sink unit, side window. BEDROOM THREE base units including cupboards and Store room off. 15' x 12' 11" (4.57m x 3.94m) The accommodation in further detail drawers, solid oak work tops, peninsular With sash window to front and shutters, giving approximate room sizes comprises bar with matching work tops, Belfast style SHOWER ROOM radiator. :- sink with mixer taps, plumbed for A modern white suite comprising shower dishwasher, space for American style cubicle, wash basin with tiled splashback, BEDROOM FOUR GROUND FLOOR fridge freezer, space for cooker with low flush w.c., laminate floor, heated 12' x 9' (3.66m x 2.74m) extractor hood above, side window with towel rail, recessed ceiling lighting, With window to rear, double radiator. ENTRANCE HALL shutters and window seating, double extractor fan. Original entrance door with fan light radiator, recessed ceiling lighting, open to STUDY above, oak floor, double radiator, :- FIRST FLOOR 7' 11" x 7' 5" (2.41m x 2.26m) staircase to first floor, ceiling cornice and Sash window to front with shutters, rose. SPLIT LEVEL LANDING radiator. Skylight window for natural light.

BROOK HOUSE | 265 H IGH STREET | BOSTON SPA | WETHERBY | WES T YORKSHIRE | LS23 6 AL FAMILY BATHROOM are included in the sale of the property. 10' 3" x 8' (3.12m x 2.44m) Photographs depict only certain parts of the With four piece white suite comprising property. It should not be assumed that the free-standing bath with mixer taps and contents/furnishings, furniture etc shower attachment, corner shower, low photographed are included in the sale. flush w.c., wash basin, oak flooring, heated towel rail, recess ceiling lighting, VIEWING window to rear. By appointment with the Chartered TO THE OUTSIDE Surveyors Renton & Parr at their offices, Market Place, Wetherby. Telephone (01937) Small forecourt garden with lawn and 582731 stone boundary walling, wrought iron handgate, stone flagged steps to front door. Side gate and gravelled driveway providing off road parking leads to :-

COACH HOUSE Presently providing garaging and storage with two rooms above approached by an external staircase.

The rear garden is fully enclosed and walled providing excellent privacy and comprising lawn with borders, patio area, ideal for outdoor entertaining, climbing roses.

COUNCIL TAX Band G (from internet enquiry).

GENERAL Room measurements in these particulars are only approximations and are taken to the widest point.

None of the services fittings or equipment referred to in these particulars have been tested and we are therefore unable to comment as to their condition or suitability. Any intending purchasers should satisfy themselves through their own enquiries.

T: 01937 582731 | F: 01937 587578 | E: [email protected] | W: rentonandparr.co.uk

MISREPRESENTATION ACT - Renton & Parr Ltd for themselves and for the Vendors or lessors of this property whose agents they give notice that : - 1. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract. 2. All descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Renton & Parr Ltd has any authority to make or give any representation or warranty whatever in relation to this property.

CHARTERED SURVEYORS | ESTATE AGENTS | VALUERS All-round excellence, all round Wetherby since 1950