Balmoral Lane, Brough
£240,000

This modern three-storey semi-detached townhouse is ideally situated in a desirable position within the development, boasting a southerly rear garden. The spacious and well-appointed accommodation includes a welcoming entrance hall with a cloakroom/WC, a fitted kitchen, and a lounge with French doors leading to a conservatory. The first floor offers two generous double bedrooms and a family bathroom, while the second floor is dedicated to a luxurious suite featuring a large bedroom, dressing area, and en-suite. Externally, the property benefits from a driveway and garage at the front, with a beautifully positioned rear garden enjoying a sunny aspect.

ACCOMMODATION
The property is arranged over three floors and comprises:

GROUND FLOOR

ENTRANCE HALL
Allowing access beneath a storm porch, a residential entrance door leads to a hallway with a staircase leading to the first floor.

CLOAKROOM/WC
Fitted with a two piece suite comprising WC and inset wash basing. There is splashback tiling.

KITCHEN (12'10 x 6'3)
The kitchen is fitted with a range of white fronted wall and base units which are mounted with complimentary worksurfaces beneath a tiled splashback. A sink unit sits beneath a window to the front elevation and integral appliances include a double oven, gas hob beneath a concealed extractor hood and a fridge freezer. There is space and plumbing for an automatic washing machine.

LOUNGE (15'11 x 13'8)
A spacious reception room with decorative wall panelling and French doors opening to:

CONSERVATORY (3.38m x 3.51m (11'1 x 11'6))
Of brick and uPVC construction, having a wall mounted heated and French doors leading to the garden.

FIRST FLOOR

LANDING
With access to the accommodation at first floor level and a further staircase leading to the second floor

BEDROOM 3 (11'5 max x 13'7)
A double bedroom with feature wall panelling and two windows to the front elevation.

BEDROOM 2 (9'9 x 13'8)
A second double bedroom positioned to the rear of the property with a window to the elevation.

BATHROOM
Fitted with a three piece white suite comprising WC, pedestal wash basin and a panelled bath with mixer shower over. There is partial wall tiling.

SECOND FLOOR

LANDING
With access to the primary bedroom suite.

BEDROOM 1 (24'9 x 10')
A large primary bedroom suite featuring a dormer window to the front elevation and Velux skylight towards the rear dressing area. There is access to the built-in storage cupboard with cylinder tank.

EN-SUITE
Fitted with a three piece suite comprising WC, pedestal wash basin and a glazed shower cubicle with thermostatic shower. There is partial tiling to the walls and a Velux window.

OUTSIDE

FRONT
A small lawn area is immediately to the front with a footpath leading from the driveway. A gated access leads to the side and rear of the property.

REAR
The southerly rear garden is mainly laid to lawn with timber fencing to the perimeter. A patio area is adjacent to the conservatory.

DRIVEWAY & GARAGE
A block paved driveway is positioned to the front of the property and leads to a garage.

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.
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 D. (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