Church 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 Proceeding from Wetherby along the A168 southbounds to the roundabout, following the signs for Boston Spa. Entering the village along High Street turn right opposite the Church into Church Street and No. 17 is located on the left hand side identified by a Renton & Parr for sale board.

THE PROPERTY An infrequent opportunity to purchase a charming stone built period cottage fronting onto Church Street with rear access off Lime Tree Avenue which is a private cul-de-sac. The two reception rooms are complimented by a home office and linked by a breakfast kitchen overlooking the private courtyard. There is a vaulted cellar and two first floor bedrooms.

Gas fired central heating installed and part double glazed shuttered windows, the accommodation in further detail giving approximate room sizes comprises :-

GROUND FLOOR

ENTRANCE HALL With entrance door and staircase to first floor.

LOUNGE 13' 6" x 12' 3" (4.11m x 3.73m) Double glazed sash windows to front with shutters, radiator, fireplace with wood burning stove, fitted shelving, side window with shutter, ceiling cornice, door and step down to :-

DINING ROOM 13' 10" x 8' 10" (4.22m x 2.69m) Laminate floor, radiator, arched recesses with built in cupboards, window with shutters. Door down to :-

VAULTED CELLAR 11' 4" x 7' 3" (3.45m x 2.21m) Tiled steps and tiled floor.

BREAKFAST KITCHEN 18' 10" x 8' 2" (5.74m x 2.49m) Well-fitted with range of high gloss finish white wall and base units, hardwood worktops, one and a half bowl sink unit and mixer taps, AEG appliances including hob with hood above, twin ovens and microwave, warming drawer and integrated dishwasher and washing machine, fridge and freezer, breakfast bar, LED ceiling lighting, modern contemporary radiator, two double glazed windows and French doors opening up into courtyard.

STUDY 9' x 8' 6" (2.74m x 2.59m) Radiator, Velux window, fitted desk, integral access to utility/store room.

REAR HALL With outside door access, radiator, cloaks cupboard with Worcester gas fired central heating boiler, Velux window.

DOWNSTAIRS TOILET Low flush w.c., wash hand basin with tiled splashback, window with shutters.

UTILITY/STORE ROOM 6' 6" x 9' 5" (1.98m x 2.87m) (part of the original garage) Up and over door, light and power laid on, eaves storage space.

FIRST FLOOR

LANDING With loft access.

BEDROOM ONE 11' 3" x 10' 6" (3.43m x 3.2m) plus recess Built in wardrobes. Double glazed sash window to front, radiator, display shelves.

BEDROOM TWO 9' 1" x 8' (2.77m x 2.44m) Radiator, window to rear, fitted wardrobes.

SPLIT LEVEL BATHROOM With shower, having tiled shower cubicle and steps down to panelled bath, pedestal wash basin, low flush w.c., part tiled walls and floor, Velux window, extractor fan, modern contemporary style radiator, shaver socket.

TO THE OUTSIDE Delightful enclosed courtyard garden with Yorkshire stone flags enclosed by a privet hedge and close bordered fencing for privacy. Flower beds, outside water, power and lighting. A driveway off Limetree Gardens gives off-road parking.

COUNCIL TAX Band E (from internet enquiry).

• Beautifully maintained and decorated accommodation
• Lounge, dining room and study
• Breakfast kitchen with integrated appliances
• Downstairs toilet and vaulted cellar
• Two first floor bedrooms with fitted wardrobes
• Split level bathroom with shower
• Early inspection highly recommended