High Street, Boston Spa, Wetherby

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 Boston Spa from the A168 parallel to the A1, proceeding along High Street towards Tadcaster. No. 207 is located on the left hand side of the village High Street identified by a Renton & Parr for sale board.

THE PROPERTY Modernised and greatly improved over the years this charming four bedroom Grade II listed period cottage boasts a wealth of period features within. The accommodation is arranged over three floors providing spacious living accommodation which in further detail giving approximate room dimensions comprises :-

GROUND FLOOR Hardwood door to front with original fan light above, serves access to :-

ENTRANCE HALL Dado rail with ornate cladding beneath and deep skirting boards, feature cast iron radiator, turned staircase to first floor, attractive engineered oak flooring throughout the ground floor.

LOUNGE 15' 8" x 13' 4" (4.78m x 4.06m) into the bay A lovely light room with walk-in bay to front with wooden frame sash windows and original pine shutters, feature cast iron radiator beneath, fitted shelves to side along with useful storage cupboard beneath, engineered oak floor covering. Fitted with cast iron reclaimed feature fireplace with "living flame" gas fire inset and decorative marble mantle. T.V. aerial point, internal double bi-folding doors serve access into :-

BREAKFAST KITCHEN 13' 1" x 11' 2" (3.99m x 3.4m) A well proportioned kitchen fitted with high quality cream gloss wall and base units, cupboards and drawers, granite worktops and matching up-stands, integrated appliances include Bosch oven with four ring gas hob and extractor hood above, integrated dishwasher and washing machine, inset Belfast sink with mixer tap, window to rear, space for American style fridge freezer, gas AGA with rustic exposed brick surround and inset, engineered oak floor covering which flows seamlessly out of the kitchen into :-

INNER HALL With original stone steps down to converted basement, side door to external passageway and double doors out onto rear garden, patio area.

DINING ROOM 11' 8" x 8' 3" (3.56m x 2.51m) A light room with double glazed sash window to side aspect, double patio doors to rear along with Velux window, cast iron feature radiator.

DOWNSTAIRS W.C/SHOWER ROOM Fitted with a modern white suite comprising low flush w.c., pedestal wash basin, walk-in shower cubicle with attractive tiled walls and wall mounted shower fittings, wall mounted cabinet, single radiator, mirror with strip light above and shaver socket, extractor fan, Velux window, tiled floor covering.

LOWER GROUND FLOOR

GUEST BEDROOM 16' 10" x 14' (5.13m x 4.27m) max The result of a skilful basement conversion completed in 2010. Currently used as a guest bedroom along with study space, natural light gained via window to front aspect with window seat beneath, feature cast iron radiator, T.V. aerial, telephone point, inset ceiling spotlights, exposed timber.

EN-SUITE SHOWER Finished to a high standard and fitted with a modern white suite comprising low flush w.c., with concealed cistern, vanity wash basin, walk-in shower cubicle with wall mounted shower fittings, attractive natural stone Travertine part tiled walls and floor covering, double shaver socket, chrome ladder effect heated towel rail, inset halogen ceiling spotlights, extractor fan.

FIRST FLOOR

LANDING AREA A delightful space with large original sash window to rear allowing an abundance of light into the hall, stairs and landing, dado rail with decorative cladding beneath, loft access hatch to large loft space, ceiling cornice.

BEDROOM ONE 14' 10" x 11' 3" (4.52m x 3.43m) With wooden frame sliding sash window to front elevation, cast iron radiator beneath, feature fireplace with wooden surround and mantle, ceiling cornice.

BEDROOM TWO 12' 9" x 11' 2" (3.89m x 3.4m) With wooden frame sliding sash window to rear aspect, cast iron radiator beneath, feature fireplace with wooden surround and mantle, airing cupboard to side housing copper clad insulated water tank, fitted shelving, ceiling cornice.

BEDROOM THREE 11' 2" x 8' (3.4m x 2.44m) Sliding sash window to front aspect, cast iron radiator beneath, ceiling cornice.

HOUSE BATHROOM 10' 7" x 3' 9" (3.23m x 1.14m) An attractive white suite comprising low flush w.c., panelled bath with mixer tap and shower hand piece, pedestal wash basin, part tiled Travertine wall tiles and matching floor covering, radiator, window to rear aspect, wall mounted cabinet.

TO THE OUTSIDE Enclosed by low level stone wall and black wrought iron fencing to front, attractive cottage style forecourt with borders and bushes. To the rear, a beautifully maintained garden designed for ease of maintenance with raised patio and additional paved area to rear providing the ideal area for outdoor entertaining and 'al-fresco' dining, deep shaped borders boast a variety of established bushes and trees, all encapsulated by a limestone walled perimeter.

On-street parking available, passage to side which is shared with the neighbouring property provides the ideal space for bin store.

COUNCIL TAX

Band D

• Deceptively spacious accommodation over three floor
• Four bedrooms, two reception rooms, large breakfast kitchen with AGA
• Beautifully presented and tastefully decorated throughout
• Skilfully converted basement creating generous guest bedroom with en-suite facilities
• Early viewing advised to avoid disappointment