This consists of an individual Detached House in an excellent position on the edge of the popular village of Hook which is within 2 miles of the Inland Port Town of Goole where a good selection of amenities can be found. The Cities of York, Leeds and Hull are within commuting distance and the M62 is within 4 miles. The very spacious and well appointed accommodation includes 19' Lounge, Separate Dining Room leading to Conservatory, Fitted Kitchen, Utility Room, Master Bedroom with Showerroom, 3 Further Double Bedrooms and House Bathroom. The property has the benefit of Gas CH, uPVC DG, Integral Garage and Pleasant Gardens.

This consists of an individual Detached House in an excellent position on the edge of the popular village of Hook which is within 2 miles of the Inland Port Town of Goole where a good selection of amenities can be found. The Cities of York, Leeds and Hull are within commuting distance and the M62 is within 4 miles. The very spacious and well appointed accommodation includes 19' Lounge, Separate Dining Room leading to Conservatory, Fitted Kitchen, Utility Room, Master Bedroom with Showerroom, 3 Further Double Bedrooms and House Bathroom. The property has the benefit of Gas CH, uPVC DG, Integral Garage and Pleasant Gardens.

SITUATION
The property is best approached from the Clock Tower roundabout in the centre of Goole by taking North Street and Hook Road into Hook. On entering the Village proceed through the "S" bend into High Street. Travel to the end of High Street and then take last right turn into Ferry Lane. The property will be found on the left hand side clearly marked by one of our distinctive For Sale boards.

THE PROPERTY
This consists of an individual Detached House in an excellent position on the edge of the popular village of Hook which is within 2 miles of the Inland Port Town of Goole where a good selection of amenities can be found. The Cities of York, Leeds and Hull are within commuting distance and the M62 is within 4 miles. The very spacious and well appointed accommodation briefly comprises:-

GROUND FLOOR

ENTRANCE PORCH
Leading to:-

SPACIOUS ENTRANCE HALL
uPVC front door, radiator, two uplighters and spindle staircase to First Floor.

LOUNGE
6.02m(19'9'') x 4.11m(13'6'')
Adam Style fireplace housing living flame gas fire. Walk-in bay window to front, two radiators, two wall lights and double doors into:-

DINING ROOM
4.11m(13'6'') x 3.51m(11'6'')
Exposed stained and polished floor boards, radiator, wall light and double doors into:-

CONSERVATORY
3.81m(12'6'') x 3.43m(11'3'')
Exposed stained and polished floor boards, radiator, fan light and French doors leading to the rear garden.

KITCHEN
4.80m(15'9'') x 3.51m(11'6'')
Extensive range of Oak units comprising one and half bowl single drainer sink unit, base units with worktops, wall cupboards and glass fronted display wall cupboards. Built-in double oven, hob with extractor over, fridge and freezer. Two radiators, part ceramic tiled walls, ceramic tiled floor and uPVC door to rear.

UTILITY ROOM
2.44m(8'0'') x 2.21m(7'3'')
Range of units comprising sink unit, base units with worktops, wall cupboards and larder unit. Dishwasher and automatic washing machine. Radiator, ceramic tiled floor, personal door into the Garage and uPVC door to side.

CLOAKROOM
White suite comprising low flush w.c and hand wash basin. Radiator and ceramic tiled floor.

FIRST FLOOR

GALLERIED LANDING
This is approached via the spindle staircase from the Entrance Hall and opening from the partly Galleried Landing are:-

MASTER BEDROOM
5.18m(17'0'') x 3.96m(13'0'')
Extensive range of built-in wardrobes and matching drawers. Radiator and leading to:-

ENSUITE SHOWERROOM
White suite comprising shower cubicle, pedestal wash basin and low flush w.c. Radiator and part ceramic tiled walls.

FRONT BEDROOM
4.11m(13'6'') x 4.11m(13'6'')
Radiator.

REAR BEDROOM
4.72m(15'6'') x 4.11m(13'6'')
Radiator.

REAR BEDROOM
3.96m(13'0'') x 2.44m(8'0'')
Radiator.

HOUSE BATHROOM
3.12m(10'3'') x 2.44m(8'0'')
White suite comprising panelled bath, pedestal wash basin and low flush w.c. Shower over bath with side screen. Radiator, part ceramic tiled walls and ceramic tiled floor.

TO THE OUTSIDE
INTEGRAL GARAGE 17' x 13' with up and door to front, power and water laid on and personal door into the Utility Room.

The property has the benefit of pleasant lawned gardens to front side and rear together with additional parking area at the front.

SERVICES
It is understood that mains drainage, mains water, electricity and gas are laid to the property. There is gas fired central heating to radiators and windows are double glazed with uPVC framed sealed units.

None of the services or associated appliances have been checked or tested.

ENERGY EFFICIENCY RATING
The energy efficiency rating is a measure of the overall efficiency of a home. The higher the rating the more energy efficient the home is and the lower the fuel bills will be.

IMPACT (CO2) RATING
The environmental impact rating is a measure of this home's impact on the environment in terms of Carbon Dioxide (CO2) emissions. The higher the rating the less impact it has on the environment.

This footer paragraph is an example only and should not be relied upon as complying with current legislation. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.