Clematis Cottage, 5 Road, , YO41 1JZ Guide Price £625,000

• Detached Deceptively Spacious • Three Reception Rooms • Bespoke Fitted Kitchen Cottage • Master Bedroom with En-Suite • Separate office/accommodation • Conservatory • Three Further Double Bedrooms • Double and Single Garage • Picture Postcard Village Location

Micklegate | 01904 650650 58 Micklegate, York, North , YO1 6LF ** VIEWING HIGHLY RECOMMENDED ** Detached DRAWING ROOM house built circa 1840 within the popular village of 5.38 x 4.20 (17'7" x 13'9") Sand Hutton. The village lies some six miles North East of York City Centre with easy access onto the A64 leading to the motorway networks. Originally an estate cottage the home has been carefully and sympathetically modernised to cater for a "work from home" lifestyle. There is a large contemporary garden room to the rear of the property which is currently used as an office. The property benefits from a multi point Panasonic business telephone system.

ENTRANCE VESTIBULE Wood burning fireplace with Tadcaster limestone Wooden panelled door to entrance vestibule. Doors surround. Windows with secondary glazing to front to: and side aspect. Hardwood patio doors to the rear. STUDY Fitted shelving unit with cupboards to alcove. 3.76 x 2.93 (12'4" x 9'7") Double radiator. Window to the front elevation with secondary KITCHEN glazing. Double panelled radiator. Connecting door 3.98 x 4.12 (13'0" x 13'6") to utility room.

LIVING ROOM 3.76 x 3.72 (12'4" x 12'2")

Bespoke fitted kitchen by Interiors. An array of wall and base units with a solid granite surface over. Butlers sink with mixer tap over. LPG gas fire with a Yorkstone surround. Integral Central island with inset brass sink and mixer tap cupboard and shelving unit to alcove. Window with over and breakfast bar. Rangemaster dual fuel secondary glazing to front aspect of the property. cooker, with four ring gas hob, griddle, and warming Double radiator. Door to: plates. Integral dishwasher and microwave. American-style fridge freezer. Integral speaker system. Downlighters to ceiling. Yorkstone style flagged floor with underfloor heating. DINING ROOM CONSERVATORY 4.02 x 4.12 (13'2" x 13'6") 4.97 x 3.72 (16'3" x 12'2")

Ceramic tiled flooring. Door to downstairs Custom made Iroko hardwood double glazed cloaks/WC. Stairs to first floor. Double radiator. conservatory with exposed interior brickwork. Italian Doors to: tumbled marble flooring with underfloor heating. Water feature. Automatic, programmable electric UTILITY ROOM roof vents. Heat reflecting self cleaning roof glass, side windows heat efficient glazing. Audio system extended from kitchen. Double french doors to rear patio.

REAR LOBBY Velux roof light. Underfloor heating. Single radiator. Original stable door to double garage, stable door to rear garden.

FIRST FLOOR LANDING Accessed via stairs from dining room. Downlighters to ceiling. Windows overlooking side aspect. Range of custom made wall and base units by MASTER BEDROOM Hovingham Interiors. Inset ceramic sink with 3.98 x 4.12 (13'0" x 13'6") stainless steel mixer tap over. Tiled splashbacks and tiled flooring. Single panelled radiator. Plumbing for automatic washing machine. Window to rear elevation.

CLOAKS/WC Comprising WC and Heritage wash basin. Panasonic business telephone system.

Full range of bespoke fitted wardrobes by Hovingham Interiors. Futher fitted cupboards for additional storage. Access hatch to the loft, which is fully boarded out. Double glazed window to the rear elevation. Double panelled radiator. Door to: EN-SUITE BEDROOM FOUR 3.76 x 2.93 (12'4" x 9'7")

Single panelled radiator. Windows to the front and rear. Three piece suite comprising 1.5 shower cubicle and a Heritage wash basin and W.C. Brass heated towel HOUSE BATHROOM rail. Double panelled radiator. Downlighters to ceiling. Frosted glass window.

BEDROOM TWO 3.76 x 4.20 (12'4" x 13'9")

Four piece suite comprising shower cubicle, bath, wash basin with storage beneath, and low flush W.C. Heated towel rail. Frosted glass window.

CONTEMPORARY GARDEN ROOM Bespoke fitted wardrobe units. Access hatch to loft 3.66 x 7.31 (12'0" x 23'11") which is boarded. Windows to the front and side Contemporary garden room, currently used as an elevation. Double panelled radiator. office. Fully insulated, double glazed and alarmed. Heating and air conditioning. Business phone system BEDROOM THREE and network system to house 2.88 x 4.71 (9'5" x 15'5")

Integral wardrobe unit and airing cupboard. Single panelled radiator. Window to front elevation. EXTERNALLY VIEWING All viewing is strictly by prior appointment with the sole selling agents, Hudson Moody. Please contact our offices at 58, Micklegate, York, YO1 6LF. Telephone (01904) 650 650.

FIXTURES AND FITTINGS All fixtures and fittings are specifically excluded from the sale unless they are mentioned in the particulars of sale.

LOCATION Sand Hutton is an attractive and historic village situated in the district of , The property benefits from ample off-street parking. about 6 miles north east of York. The CE Primary There are generous gardens to the side and rear of School lies within the catchment area of Huntington the property. Greenhouse, large and small sheds, School in York for secondary education. custom designed hard landscaping. Large beech tree, LOCAL AUTHORITY YORK boundary beech hedging over which there is open Ryedale District Council, Ryedale House, Malton, and unspoiled aspect to rear and side over green North Yorkshire, YO17 7HH. Telephone: 01653 belt. 600666. DOUBLE GARAGE OFFER PROCEDURE 6.71 x 6.13 (22'0" x 20'1") Before contacting a Building Society, Bank or Solicitor you should make your offer to the office dealing with the sale, as any delay may result in the sale being agreed to another purchaser, thus incurring unnecessary costs. Under the Estate Agency Act 1991, you will be required to provide us with financial information in order to verify your position, before we can recommend your offer to the vendor. We will also require proof of identification in order to adhere to Money Laundering Regulations.

A double and single alarmed garage. The double garage which can be accessed from the rear lobby is fully insulated and heated and with insulated electric doors, featuring base and wall units incorporating sink. Access hatch to loft, which is fully boarded providing additional storage. Oil boiler. Internal door leading to:

SINGLE GARAGE 3.91 x 6.13 (12'9" x 20'1") Range of base and wall units. Insulated and heated and with insulated electric door. Pull down loft ladder to fully boarded out and carpeted loft, insulated and plasterboarded with wall lights.

GENERAL REMARKS IMPORTANT NOTICE 1. These particulars have been prepared as accurately and as reliably as possible, but should not be relied upon as 'statement of fact'. If there is any point which is of particular importance to you, please contact the office and we would be pleased to check the information. Please do so particularly if contemplating travelling some distance to view the property. 2. We have not tested any services, appliances, equipment or facilities and nothing in these particulars should be deemed to be a statement that they are in good working order, or that the property is in good structural condition or otherwise. 3. Any areas, measurements, floor plans or distances referred to are given as a guide only and are not precise. 4. Purchasers must satisfy themselves by inspection or by otherwise regarding the items mentioned above and as to the correctness of each of the statements contained in these particulars. 5. No person in the employment of Hudson Moody has any authority to make or give any representation or warranty whatsoever in relation to this property or these particulars nor enter into any contract relating to the property on behalf of the vendor.