Church Street, Boston Spa, Wetherby, 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 southbound to the roundabout, following the signs for Boston Spa. Entering the village, along the High Street turn right opposite the church into Church Street and No. 52 is situated on the right hand side identified by a Renton & Parr for sale board.

THE PROPERTY Offered to the open market for the first time in almost 40 years this well presented and modernised period home reveals genuinely spacious living accommodation updated throughout yet retaining many original features and charm of this Georgian cottage. Benefiting from double glazed windows, gas fired central heating and no onward chain the accommodation in further detail giving approximate room dimensions comprises :-

GROUND FLOOR

RECEPTION HALL 14' 0" x 13' 2" (4.28m x 4.03m) With modern front door, double radiator, staircase to first floor, exposed ceiling timber, useful study area, telephone point.

DOWNSTAIRS W.C. A white low flush w.c., with wash hand basin, double glazed window to rear, radiator beneath, practical understairs storage.

DINING ROOM 14' 1" x 12' 4" (4.3m x 3.76m) With double glazed window to rear, double patio door on opposing wall to courtyard garden, feature fireplace with radiator, fitted shelving and cupboards to one side, wall lights, exposed ceiling timbers, telephone point.

SITTING ROOM 19' 8" x 12' 9" (6m x 3.9m) Benefiting from dual aspect with two double glazed windows to front and two double glazed windows to side elevation, attractive fireplace with multi-fuel stove, recess with fitted shelves, heavy exposed ceiling timbers and T.V. aerial.

BREAKFAST KITCHEN 17' 2" x 11' 0" (5.24m x 3.37m) Recently fitted with a range of Shaker style wall and base units, cupboards and drawers, oak block worktop with overhang creating breakfast bar, ceramic sink. Space and plumbing for automatic washing machine and dishwasher, integrated fridge freezer and Neff cooker, four ring gas hob with extractor hood above. Double glazed UPVC window to side, oak effect floor covering that flows into dining area with ample space for dining table and chairs, large picture UPVC window to rear, radiator beneath, stable door and window to side, ceiling spotlights.

FIRST FLOOR

LANDING With double glazed window to side, radiator.

MASTER BEDROOM 19' 8" x 12' 5" (6m x 3.8m) Having double glazed window to side and front aspect, two radiators, fitted bedroom furniture to one side, wardrobe, dressing table and chairs. Telephone point, wall light, recess shelving. Archway leading to :-

DRESSING ROOM 10' 5" x 8' 2" (3.2m x 2.5m) A flexible space and formerly being bedroom three, this now generous dressing room with fitted furniture comprising hanging space, shelves and drawers, double glazed window to side, radiator beneath.

BEDROOM TWO 14' 1" x 12' 4" (4.3m x 3.76m) With double glazed window to side and single door leading out to roof terrace. Fitted pine bedroom furniture to one side comprising wardrobe, dressing table, drawers and desk.

HOUSE BATHROOM 11' 1" x 9' 3" (3.38m x 2.84m) With double glazed window to two sides, bathroom suite comprising a 'p' shape bath with Mira shower above, attractive bowl wash hand basin, low flush w.c., part tiled walls, wood floor covering, chrome ladder effect heated towel rail, LED ceiling spotlights, airing cupboard housing modern gas fired central heating boiler.

TO THE OUTSIDE Set behind an attractive stone wall and a pair of wooden gates, a generous "crunch" gravel driveway provides comfortable off-street parking extending down the side of the property revealing double garage to rear.

DOUBLE GARAGE 17' 0" x 15' 1" (5.2m x 4.6m) With light and power laid on. Double wooden doors.

GARDENS Raised patio area to the side ideal for potted plants with existing flower beds. To the side of the garage, wrought iron spiral staircase leads up to roof terrace creating a lovely private retreat to the back of the house enjoying a south facing aspect.

COUNCIL TAX Band G (from internet enquiry).

• Delightful extended period cottage
• Master bedroom with en-suite dressing room
• Generous house bathroom
• Second double bedroom
• Open plan kitchen diner
• Spacious reception hall, downstairs w.c.
• Sitting room with exposed ceiling timbers
• Gated off street parking, double garage
• No onward chain
• South facing roof terrace