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31 The Spinney, Cottingham, East Yorkshire, HU16 5AU

• Extremely Deceptive

• 3 Bedrooms

• Highly Desirable

• Open Plan Living

• Significantly Extended

• Oversized Garage

• Good Sized Corner Plot

• EPC=D

£310,000

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INTRODUCTION In the agent's opinion this is one of the most desirable bungalows available in the market currently. Significantly extended, the living space afforded here is fabulous combining in an open plan style a lounge, dining room area with bi-fold doors and a stunning contemporary kitchen. There are three bedrooms plus a shower room and utility room. The immaculately presented accommodation has the benefit of gas fired central heating and double glazing. Situated at the head of an attractive cul-de-sac and ideally placed for Cottingham's amenities, the property occupies a corner plot which widens to the rear incorporating a beautifully planted garden with a high degree of privacy. The driveway leads to the oversized garage which has a height of 10 ft having been originally built to house a motorhome. Truly deceptive, this fine home must be viewed to be fully appreciated. The property is offered for sale with no chain involved therefore an early completion is possible.

LOCATION The Spinney is a residential cul-de-sac situated off Oakdene, South Street close to Cottingham Centre, easy access is therefore provided to the excellent range of facilities that Cottingham has to offer including a number of shops, amenities and well reputed schooling. Cottingham has its own railway station and is conveniently placed for travel to Hull City Centre and the nearby market town of Beverley.

ACCOMMODATION Residential entrance door to;

ENTRANCE HALLWAY With door to:

CLOAKS/W.C. With low level W.C., wash hand basin and tiled surround.

UTILITY ROOM Extended utility room with access out to the rear garden. Cupboard to corner and wall mounted Halstead gas fired central heating boiler. Plumbing for automatic washing machine.

LOUNGE 14' x 11'8" approx (4.27m x 3.56m approx) Featuring a brick facing chimney breast housing a gas stove. This room is open plan in style through to the dining area which in turn links to the kitchen.

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ALTERNATIVE VIEW

DINING AREA 15'6" x 11'2" approx (4.72m x 3.40m approx) A stunning space with bi-fold doors to one wall, picture window to another and a central atrium light above allowing light to flood in. There is recessed down lighters to the ceiling, designer radiator and a wide opening through to the kitchen.

ALTERNATIVE VIEW

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KITCHEN 15'8" x 9'4" approx (4.78m x 2.84m approx) Having an extensive range of high gloss, dual toned, contemporary units with contrasting work surfaces. There is a Neff hob with extractor hood above, twin ovens, fridge freezer, and an island houses a one and a half sink and drainer and a Miele dishwasher. Double doors open to the rear garden and there is also a velux sky light.

ALTERNATIVE VIEW

ALTERNATIVE VIEW

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BEDROOM 1 12'10" x 10'6" approx (3.91m x 3.20m approx) Up to fitted wardrobes to one wall with sliding fronts. Bow window to front elevation, further window to side.

BEDROOM 2 12'6" x 11' approx (3.81m x 3.35m approx) With fitted wardrobes and box window to front elevation.

BEDROOM 3 12'4" x 11' approx (3.76m x 3.35m approx) With velux style skylight.

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SHOWER ROOM Modern suite comprising walk in shower system, low level W.C. and wash hand basin, tiling to the walls.

OUTSIDE The property occupies a corner wedge shaped plot which widens out significantly to the rear. The block set driveway provide excellent parking and leads up to the oversized garage which measures approximately 21'5" x 12'2" and has a height of 10 ft being originally built to house a motor home. The deceptively sizeable rear garden has been set out for ease of maintenance incorporating an extensive paved patio area adjacent to the bi-fold doors from the dining room. Thoughtfully planted over the years with paths between shrubs and specimen trees there are many areas of interest. There is also a summer house, shed and ornamental pond plus vegetable plot.

ALTERNATIVE VIEW

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FURTHER GARDEN

REAR VIEW OF PROPERTY

ALTERNATIVE VIEW

TENURE Freehold

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COUNCIL TAX BAND From a verbal enquiry we are led to believe that the Council Tax band for this property is Band D. We would recommend a purchaser make their own enquiries to verify this.

FIXTURES & FITTINGS Fixtures and fittings other than those specified in this brochure, such as carpets, curtains and light fittings, may be available subject to separate negotiation. If there are any points of particular importance to you, please contact the office and we will be pleased to check the information for you.

VIEWING Strictly by appointment through the agent. Brough Office 01482 669982.

AGENTS NOTE For clarification, we wish to inform prospective purchasers that we have not carried out a detailed survey, nor tested the services, appliances and specific fittings for this property. All measurements provided are approximate and for guidance purposes only. Floor plans are included as a service to our customers and are intended as a GUIDE TO LAYOUT only. NOT TO SCALE. Matthew Limb Estate Agents Ltd for themselves and for the vendors or lessors of this property whose agents they are give notice that (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute any part of an offer or contract (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct and any intending purchaser or tenant should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them (iii) no person in the employment of Matthew Limb Estate Agents Ltd has any authority to make or give any representation or warranty whatever in relation to this property. If there is any point which is of particular importance to you, please contact the office and we will be pleased to check the information, particularly if you contemplate travelling some distance to view the property.

PHOTOGRAPH DISCLAIMER In order to capture the features of a particular room we will mostly use wide angle lens photography. This will sometimes distort the image slightly and also has the potential to make a room look larger. Please therefore refer also to the room measurements detailed within this brochure.

VALUATION SERVICE If you have a property to sell we would be delighted to provide a free/no obligation valuation and marketing advice. Call us now on 01482 669982.

STAMP DUTY REFORMS 4 DEC 2014 Purchase Price of Property New Rates Paid on the Part of the Property Price Within Each Tax Band £0 - £125,000 0% £125,001 - £250,000 2% £250,001 - £925,000 5% £925,001 - £1,500,000 10% £1,500,001 and over 12% Should you have any queries please contact our office for clarification.

VIEWING APPOINTMENT TIME ....................DAY/DATE ............................................ SELLERS NAME(S) ....................................................................

31 The Spinney (continued)

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31 The Spinney (continued)

Printed 19th October 2017

31 The Spinney (continued)

Printed 19th October 2017