High Street, Boston Spa, LS23

BOSTON SPA Boston Spa is a predominantly stone built village with many Georgian properties, situated some 1 1/2 miles east of the A1 on the southern bank of the River Wharfe.

The village has its own good selection of shops, schools and facilities with a further range of amenities including indoor swimming pool and golf course in the market town of Wetherby some 3 miles away. Commuting links are good being almost equidistant to Leeds, York and Harrogate.

DIRECTIONS Entering the village from the direction of the A1 proceeding along the High Street the property is situated on the right hand side opposite the entrance to the Methodist Church car park.

THE PROPERTY Only an internal inspection will truly reveal the unique living space available with this early 19th century Grade II listed property, formerly the gardeners cottage, initially extended in the 1850's with more significant improvements and extensions added in 2002. A further conservatory with bi-folding doors to front and rear was added by the present owners.

Benefiting from gas fired central heating and selective double glazing, the accommodation in further detail giving approximate room sizes comprises :-

GROUND FLOOR

ENTRANCE VESTIBULE With glazed inner door leading to :-

ENTRANCE HALL Dado rail, radiator in cabinet, staircase off to first floor.

SITTING ROOM 16' 6" x 12' 2" (5.03m x 3.71m) White painted fire surround with cast inset and tiled slips, dog grate and open fire, two wall light points, double radiator in cabinet, T.V. points, built in corner display cabinet, window to courtyard.

MORNING ROOM / BEDROOM 4 13' x 12' 6" (3.96m x 3.81m) A period style fireplace with decorative fire, window to front with shutters, meter cupboard under, double radiator in cabinet, picture rail, ceiling cornice. Door leading off to basement.

LOUNGE / DINING ROOM 14' 6" x 13' 8" (4.42m x 4.17m) Double glazed multi-paned window to side, French door to rear garden, laminate floor, ceiling cornice, halogen ceiling lighting, radiator in cabinet, T.V. point.

BREAKFAST KITCHEN 12' 10" x 11' 5" (3.91m x 3.48m) Well-fitted with range of hand painted bespoke wall and base units including cupboards and drawers by La Belle Cuisine of Harrogate, work surfaces, Belfast sink and drainer, mixer taps, pelmet lighting, ceiling cornice, recess ceiling lighting, radiator in cabinet. Integrated dishwasher, Rangemaster 110 electric oven with five ring gas hob and grill, extractor hood, built in fridge and freezer, wooden flooring, double glazed windows to side elevation.

UTILITY ROOM 14' 7" x 3' 9" (4.44m x 1.14m) Having stainless steel sink unit and worktop with cupboards under, plumbed for automatic washing machine, tumble dryer, wall mounted cupboards, tall unit, tiled floor, recess ceiling lighting.

INNER LOBBY Tiled floor, radiator, ceiling lighting, double glazed window opening to conservatory.

SHOWER ROOM Modern white suite comprising tiled shower cubicle with thermostatic shower, pedestal wash basin, w.c., half tiled walls, tiled floor, radiator, recess ceiling lighting, built in airing cupboard with radiator, extractor fan.

CONSERVATORY 20' 5" x 11' 1" (6.22m x 3.38m) Double glazed to three sides with bi-folding doors to front and rear, LED lighting, exposed stone to one wall.

BASEMENT CINEMA ROOM/HOME OFFICE/OCCASIONAL BEDROOM 15' 10" x 12' 4" (4.83m x 3.76m) Laminate flooring, recess ceiling lighting, radiator in cabinet, two windows, store room off.

FIRST FLOOR

HALF LANDING Leading to :-

BEDROOM ONE 16' 5" x 12' 6" (5m x 3.81m) Including fitted wardrobes with cupboards above, storage cupboard above stairs, sash window to side overlooking courtyard, double radiator. Door to :-

EN-SUITE BATHROOM 15' x 7' (4.57m x 2.13m) White suite comprising panelled with mixer taps and shower attachment, pedestal wash basin, low flush w.c., chrome fittings, radiator, double glazed window to rear, access to eaves storage space.

FIRST FLOOR

BEDROOM TWO 16' 6" x 13' 7" (5.03m x 4.14m) Two sash windows to the High Street. Contemporary style up-right radiator, loft access.

BEDROOM THREE 14' 10" x 8' 5" (4.52m x 2.57m) plus 8ft x 5ft 6in. An L shaped room with built in wardrobe, windows to rear and side, modern up-right radiator.

EN-SUITE/FAMILY BATHROOM 10' 6" x 4' 10" (3.2m x 1.47m) Half tiled walls and modern white suite comprising panelled bath, w.c., vanity wash hand basin, chrome heated towel rail, ceiling beam, extractor fan.

TO THE OUTSIDE Driveway giving access to :-

DRIVE THROUGH GARAGE 15' 1" x 12' (4.6m x 3.66m) average Having up and over door, further timber double doors opening up into rear courtyard.

Bin and wood store to rear of garage.

GARDENS The front garden comprises paved forecourt with stone boundary wall and wrought iron gates. Walk-way to the side of the conservatory leads to a sheltered stone flagged patio area passing through a wrought iron arbour to a lovely "secret" walled garden with shaped lawns, gravel patio area, raised borders with a variety of bushes and shrubs, lavender. Further paved patio area in front of the outbuildings at the bottom of the garden with garden shed.

GARDEN ROOM / EXERCISE ROOM 17' 2" x 7' 4" (5.23m x 2.24m) Two Velux windows,

POTENTIAL ANNEXE/STUDIO 17' 4" x 9' 6" (5.28m x 2.9m) Plus recess.With bi-folding doors, laminate floor, Velux window, paddle steps to a mezzanine level with restricted headroom. Fitted wardrobes.

COUNCIL TAX Band F (from internet enquiry)

• An individual and truly exceptional period cottage extending to over 2700 sq ft
• Three reception rooms and conservatory with bi-folding doors
• Kitchen with hand crafted units
• Three double bedrooms, two with en-suite facilities
• Basement cinema room/home office
• Delightful private walled gardens
• Two Outbuildings potential studio/annex/Exercise Room
• Garage