BRAMHAM Bramham is renowned for its historical park and annual horse trials but also for its ease of access for commuting. Situated almost midway between Leeds, York and Harrogate and London and Edinburgh. The A.1. is readily accessible with the A64 and A1/M1 link road only some 5 miles. Rail connections are available in both Leeds and York with Leeds/Bradford Airport and North Sea Ferries at Hull also within car commuting distance. The Market Town of Wetherby offers excellent shopping, schooling and sporting facilities including swimming pool and golf courses and the village has its own school, shop, public houses, parish church and garage.

DIRECTIONS From Wetherby proceeding south along the A168 towards Bramham and Tadcaster. At the T junction, turn left towards Bramham and right along Paradise Way towards Aberford. Take the second left turning along Aberford Road towards Bramham village and second left into Folly Lane where the property is identified on the left hand side by a Renton & Parr for sale board.

THE PROPERTY An internal inspection is strongly recommended to fully appreciate the spacious and beautifully presented accommodation, benefiting from replacement UPVC double glazed windows and gas fired central heating Hive 2 system (new boiler December 2015). The dining kitchen features patio door and roof lights with south facing rear garden, ideal for outdoor entertaining. On the first floor, three double bedrooms, one with en-suite shower room and house bathroom with underfloor heating.

The accommodation in further detail giving approximate room sizes in further detail comprises :-

GROUND FLOOR

ENTRANCE PORCH With double glazed window, radiator, ceiling cornice, inner door to :-

LOUNGE 18' 10" x 14' (5.74m x 4.27m) overall Including staircase to first floor with useful storage cupboard under, two radiators, double glazed window to front, ceiling cornice, T.V. point, attractive limestone fireplace with coal effect gas fire.

DINING KITCHEN 18' 4" x 14' (5.59m x 4.27m) overall A light and spacious room with three velux double glazed windows and sliding patio door to rear garden, natural stone tiled floor, range of wall and base units including cupboards and drawers, granite worktops, tiled surrounds, pelmet lighting, underset one and a half bowl stainless steel sink unit with mixer taps, integrated appliances including double oven, five ring gas hob with extractor hood above, microwave, dishwasher, washing machine, matching island bar with cupboards and drawers under, two radiators, recess ceiling lighting, T.V. point, telephone point.

FIRST FLOOR

LANDING Loft access.

AGENTS NOTES Planning permission has been granted, together with architects drawings and structural engineers report completed for a loft conversion for a bedroom and en-suite. Plans available upon request of the vendor.

BEDROOM ONE 14' x 12' 2" (4.27m x 3.71m) Including fitted wardrobes with matching drawers, ceiling cornice, recess ceiling lighting, radiator, double glazed window to front. T.V. point.

EN-SUITE SHOWER ROOM Modern white suite comprising shower cubicle, wash hand basin with mixer taps and travertine tiled splashback, low flush w.c., chrome heated towel rail, ceiling cornice, recess ceiling lighting, extractor fan, travertine tiled floor.

BEDROOM TWO 15' 1" x 9' (4.6m x 2.74m) Double glazed window to rear overlooking garden, radiator, ceiling cornice, airing cupboard with insulated tank.

BEDROOM THREE 15' 4" x 8' 2" (4.67m x 2.49m) Double glazed window to front, double radiator, ceiling cornice.

FAMILY BATHROOM 12' 4" x 7' (3.76m x 2.13m) Four piece white suite comprising enclosed bath with mixer taps, pedestal wash basin, low flush w.c., separate shower cubicle, tiled floor with underfloor heating, tiled walls, chrome heated towel rail, shaver socket, double glazed window to rear.

TO THE OUTSIDE Lawned garden to front with box hedging, stone wall boundary and Burlington stone Cumbrian limestone path, shared access to the side and handgate to private enclosed south facing rear garden with lawn and rear sawn natural stone patio area with raised flower beds, outside water tap and lighting. Ideal for 'al fresco' dining with direct access from the kitchen.

GARAGE 16' 9" x 8' 6" (5.11m x 2.59m) With up and over door, additional driveway and on-street parking available.

COUNCIL TAX Band E (from internet enquiry)

AGENTS NOTES Please note the central heating boiler has been replaced in (December 2015) and windows also replaced with UPVC double glazed windows throughout.

Disclaimer Property reference 564-1_100564002829. Details are provided and maintained by Renton & Parr. Nethouseprices.com makes no warranty as to the accuracy or completeness of aforementioned details.