Water Lane, South Cave
£275,000

This attractive semi-detached home boasts a versatile layout, perfect for modern living. The welcoming entrance hall leads to a cloakroom/WC, a front-facing lounge, and a dining room that opens into a stylish breakfast kitchen featuring integral appliances and an island breakfast bar. An inviting garden room and a flexible third bedroom, ideal as a day room, enhance the ground floor. Upstairs, two double bedrooms with fitted wardrobes include a spacious primary bedroom with a pleasant front aspect, complemented by a house bathroom. A block-paved driveway provides excellent off-street parking and leads to a garage, while the westerly-facing rear garden, mainly laid to lawn, offers a outdoor retreat.

ACCOMMODATION
The property is arranged over two floors and comprises:

GROUND FLOOR

ENTRANCE HALL
Allowing access to the property through a residential entrance door, there is access to the accommodation at ground floor level.

CLOAKROOM/WC
Fitted with a two piece suite comprising WC and wash basin. There is a window to the side elevation and a useful storage cupboard.

LOUNGE (4.98m x 3.40m (16'4 x 11'2))
An attractive front facing reception room with a feature fireplace housing a living flame gas fire and a bow window.

DINING ROOM (4.01m x 3.35m (13'2 x 11'))
With ample space for a dining table and chairs, a large window to the rear elevation, built-in cupboard and a staircase leading to the first floor. Access to:

BREAKFAST KITCHEN (4.17m x 2.84m (13'8 x 9'4))
The modern kitchen features a comprehensive selection of sleek wall and base units which are mounted with contrasting worksurfaces beneath matching splashbacks. A stainless steel sink unit sits beneath a window to the rear, integral appliances include a double oven/grill, induction hob beneath a concealed extractor hood, fridge freezer, washing machine and dishwasher. There is a matching island peninsular with further storage and a breakfast bar. A door leads to:

GARDEN ROOM (2.90m x 2.57m (9'6 x 8'5))
An attractive garden room with brick and uPVC beneath an insulated roof. French doors lead to the rear garden.

BEDROOM 3/DAY ROOM (2.97m x 2.90m (9'9 x 9'6))

FIRST FLOOR

LANDING
With a window to the side elevation and access to the accommodation at first floor level.

BEDROOM 1 (2.97m x 5.03m + wardrobes (9'9 x 16'6 + wardrobes))
A spacious double bedroom with two windows to the front elevation which enjoy a pleasant outlook. There is a wall of fitted sliding wardrobes.

BEDROOM 2 (3.66m x 2.82m (12' x 9'3))
A second double bedroom with fitted wardrobes and a Velux window with fitted blind.

BATHROOM
Fitted with a three piece suite comprising WC, wash basin and a panelled bath. There is tiling to the walls, built-in storage cupboard and a Velux window with fitted blind.

OUTSIDE

FRONT
To the front of the property there is a block paved driveway which provides off street parking for a number of vehicles.

REAR
The attractive rear garden enjoys a westerly aspect and features a central lawn with planting beds to the perimeter. A paved patio is adjacent to the garden room where there is a raised planting bed and a footpath which leads to the side of the garage.

GARAGE
The block paved driveway continues to the side of the property and leads through timber gates to a detached garage. The garage is installed with an up and over door, light and power.

GENERAL INFORMATION
SERVICES - Mains water, electricity, gas and drainage are connected to the property.
CENTRAL HEATING - The property has the benefit of a gas fired central heating system to panelled radiators with a HIVE thermostat.
DOUBLE GLAZING - The property has the benefit of PVC double glazed frames.
COUNCIL TAX - From a verbal enquiry/online check we are led to believe that the Council Tax band for this property is Band C. (East Riding Of Yorkshire). We would recommend a purchaser make their own enquiries to verify this.
FIXTURES & FITTINGS - Carpets, curtains & light fittings may be purchased with the property and these will be specified upon inspection but would be subject to separate negotiation.

TENURE
We understand that the property is Freehold.

VIEWINGS
Strictly by appointment with the sole agents.

MORTGAGES
The mortgage market changes rapidly and it is vitally important you obtain the right advice regarding the best mortgage to suit your circumstances.
We are able to offer professional in-house Mortgage Advice without any obligation. A few minutes of your valuable time could save a lot of money over the period of the Mortgage.
Professional Advice will be given by Licensed Credit Brokers. Written quotations on request. Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it.

THINKING OF SELLING?
We would be delighted to offer a FREE - NO OBLIGATION appraisal of your property and provide realistic advice in all aspects of the property market. Whether your property is not yet on the market or you are experiencing difficulty selling, all appraisals will be carried out with complete confidentiality.

AGENT NOTES.
Philip Bannister & Co.Ltd for themselves and for the vendors or lessors of this property whose agents they are give notice that (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute any part of an offer or contract (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct and any intending purchaser or tenant 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 (iii) no person in the employment of Philip Bannister & Co.Ltd has any authority to make or give any representation or warranty whatever in relation to this property. If there is any point which is of particular importance to you, please contact the office and we will be pleased to check the information, particularly if you contemplate travelling some distance to view the property.
Philip Bannister & Co.Ltd advise they do not test fitted appliances, electrical and plumbing installation or central heating systems, nor have they undertaken any type of survey on this property. These particulars are issued on the strict understanding that all negotiations are conducted through Philip Bannister & Co.Ltd. And prospective purchasers should check on the availability of the property prior to viewing, Photograph Disclaimer - In order to capture the features of a particular room we will mostly use wide angle lens photography. This will sometimes distort the image slightly and also has the potential to make a room look larger. Please therefore refer also to the room measurements detailed within this brochure.
In compliance with NTSTEAT Guidance on Referral Fees, the agent confirms that vendors and prospective purchasers will be offered estate agency and other allied services for which certain referral fees/commissions may be made available to the agent. Services the agent and/or a connected person may earn referral fees/commissions from Financial Services, Conveyancing and Surveys. Typical Financial Services referral fee: KC Mortgages £200: Solicitors: : Eden & Co £175 Hamers £100 Graham & Rosen Solicitors £125 Lockings Solicitors
£100