Manor Way, Anlaby
Offers over £175,000

A superbly presented 3 bedroom family home that is much bigger than expected. Benefitting from 3 reception rooms, 3 bedrooms and a converted loft (not to regulation) this home has much more to offer than most. With a superb South facing rear garden and immaculate interior this home is one not to miss.

ANLABY
The village of Anlaby lies approximately five miles to the West of Hull City Centre and boasts a vast array of local shops, with Morissons, Waitrose & Sainsbury's supermarkets all within a short drive away. Anlaby Retail Park is also a short drive away and includes many retail outlets including M&S, Next, Superdrug etc. Public transportation runs through the village and there are good road connections to the Clive Sullivan Way/A63/M62 motorway links.

GROUND FLOOR;

PORCH
Providing access to the accommodation.

ENTRANCE HALL
Welcoming entrance hall with stairs off.

LIVING ROOM (4.06m x 3.63m (13'4 x 11'11 ))
A generous living room with feature fireplace housing a gas fire, window to front elevation and open to the Dining Area.

DINING AREA (2.67m x 3.15m (8'9 x 10'4 ))
A flexible reception space currently utilised as a dining area with laminate wood flooring and sliding doors to the Conservatory.

CONSERVATORY (2.90m x 2.82m (9'6 x 9'3 ))
With a superb aspect over the rear garden providing further reception space.

KITCHEN (2.92m x 3.61m (9'7 x 11'10 ))
With white wall and base units, contrasting work surfaces and a tiled splashback. Integrated appliances include an Electric Oven, Electric Hob and an Extractor Hood. Further benefitting from plumbing for a slimline Dishwasher, sink unit recessed spotlights, laminate wood flooring, a window and door to the rear elevation.

FIRST FLOOR;

BEDROOM 1 (4.24m max x 3.66m (13'11 max x 12 ))
A bedroom of double proportions with feature wall panelling and a window to the front elevation.

BEDROOM 2 (2.74m x 2.72m max (9 x 8'11 max ))
A bedroom of double proportions with feature wall panelling, fitted wardrobe and window to the rear elevation.

BEDROOM 3 (3.78m x 2.67m max (12'5 x 8'9 max))
A generous bedroom with window to the front elevation.

BATHROOM
With a three piece suite comprising of a panelled bath with overhead shower, low flush WC and a vanity wash hand basin. Further benefitting from a heated towel rail and two windows to the rear elevation

LOFT AREA;

LOFT ROOM (5.87m x 2.97m (19'3 x 9'9 ))
A handy addition creating further useable space with a fixed staircase, eaves storage, recessed spotlights and a Velux window.

EXTERNAL;

FRONT
Walled forecourt with footpath leading to the property.

REAR
Superbly landscaped South facing rear garden with raised decking area, block paved patio, shaped lawn gravel border and timber fencing.

OUTBUILDINGS
Benefitting from 2 outbuilding, one with light, power and plumbing for an Automatic Washing machine. The second is ideal for storage.

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 replacement 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 A (East Riding Of Yorkshire Council). We would recommend a purchaser make their own enquiries to verify this.
VIEWING - Strictly by appointment with the sole agents.
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.

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 independent 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.

AGENTS 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, Typical Conveyancing Referral Fee: Graham & Rosen £150 (£125+VAT). Hamers £120 (£100+VAT), Lockings Solicitors £120 (£100+VAT), Eden & Co £180 (£150.00+VAT)