A VERY DISTINCTIVE HOME which has been in the same family for many decades and has recently been re-modelled and refurbished including an extensive extension resulting in a complete overhaul of the layout. The home of distinction now features a very versatile arrangement of rooms with its focal point being a large open plan living room and kitchen to the rear that has direct access onto the garden. The high specification interior also includes an additional reception room, currently used as a secondary lounge and also a dedicated playroom which could be utilised as a study, as required.

The first floor provides three double bedrooms with the master bedroom having its own dressing room, plus house bathroom.

When admiring a property of this nature, it is very easy to forget one vital component and that is location. This house is located within a choice area of Driffield which not only offers very convenient access into Driffield itself but also a quiet position with Wold View Road South giving access only to The Horseshoe, a select development, made up predominantly of bungalows.

Though improvements have been extensive, there is further scope for additional modular development of the property which, when combined with a location, which is enviable, would only enhance the home further. 

DRIFFIELD
Driffield remains a market town, notwithstanding the closure of the livestock market in 2001. The central shopping area includes a weekly stalled market, with shops providing a wide range of goods and services for everyday needs supplemented by retailers such as B&M, Iceland, Boyes, Peacocks, Yorkshire Trading, Tesco and Lidl. Many local shops provide a personal service, in addition to a wide range of goods. Other amenities include a modern Sports Centre with swimming pool, cricket, tennis, bowls, football and rugby teams, dancing, gyms etc. together with many clubs and associations. Road and rail links to the neighbouring coastal market towns, including Beverley, Hull and beyond. 

RECEPTION HALL This is huge! A full reception area, welcoming visitors to the property, it could be used as a room in its own right. There is a staircase leading off to the first floor and large cloakroom, which gives access to a ground floor WC. Double doors lead into: 

OPEN PLAN LIVING  

DAY ROOM 11' 5" x 19' 0" (3.49m x 5.8m) Again, a huge space being open plan to other reception areas. Patio doors lead out onto initially a rear patio with garden beyond. There is an arched access into a dedicated playroom, which could be re-modelled to provide a dedicated office with access from the entrance hall, if desired. Semi dividing wall with light feature into: 

DINING ROOM 14' 6" x 9' 10" (4.42m x 3m) With patio doors leading out onto the rear garden and being open plan into: 

KITCHEN 9' 2" x 14' 9" (2.8m x 4.5m) Extensively fitted with a contemporary range of kitchen units including base and wall mounted cupboards and also including an island with integrated breakfast bar and cupboards beneath. Integrated appliances include electric oven, combination oven and microwave plus electric induction hob with integrated extractor feature. Integrated dishwasher and space plus provision for an American-style fridge freezer.
 

PLAY ROOM/OFFICE 8' 5" x 7' 10" (2.58m x 2.41m) Currently accessed from the Day room but could easily be re-modelled with a door leading off the entrance hall, if required. 

UTILITY ROOM 8' 6" x 5' 5" (2.6m x 1.66m) With fitted worktop and space and plumbing for automatic washing machine. Personal door to the side. 

LOUNGE 15' 1" x 12' 0" (4.62m x 3.68m) A dedicated secondary lounge with dual side windows. 

CLOAKROOM & WC Accessed off the entrance hall this is a true cloakroom with plenty of storage space and further access into a secondary area which features a low level WC and wash hand basin. 

FIRST FLOOR  

LANDING  

MASTER BEDROOM SUITE 0" (0m x 0m)  

BEDROOM AREA 10' 9" x 9' 1" (3.29m x 2.77m) With rear facing window overlooking the garden. 

WALK THROUGH WARDROBE/DRESSING ROOM 12' 3" x 10' 10" (3.75m x 3.31m) With plenty of built-in hanging space and being open plan into: 

BEDROOM 2 13' 10" x 8' 11" (4.22m x 2.72m) With rear facing window overlooking the garden. 

BEDROOM 3 12' 4" x 10' 10" (3.78m x 3.31m) With rear facing window overlooking the garden. 

BATHROOM With freestanding bath, shower enclosure with grass screen, low-level WC and vanity style wash hand basin. Fitted wall mirror with lighting.  

OUTSIDE The property stands back from the road behind a front facing gravelled forecourt which provides parking for multiple vehicles. To the rear of the property is an extensive area of patio immediately adjacent to the house, this gives way to an extensive area of lawned garden which also features numerous mature trees and shrubs. 

FLOOR AREA From the Energy Performance Certificate the floor area for the property is stipulated as (to be confirmed) square metres.  

CENTRAL HEATING The property benefits from gas fired central heating to radiators. The boiler also provides domestic hot water.  

DOUBLE GLAZING The property benefits from sealed unit double glazing throughout. 

TENURE We understand that the property is freehold and is offered with vacant possession upon completion.  

SERVICES All mains services are available at the property. 

COUNCIL TAX BAND East Riding of Yorkshire Council shows that the property is banded in council tax band D.  

ENERGY PERFORMANCE CERTIFICATE The Energy Performance Certificate for this property will be available on the internet. The property is currently rated band (to be confirmed).  

NOTE Heating systems and other services have not been checked.

All measurements are provided for guidance only.

None of the statements contained in these particulars as to this property are to be relied upon as statements or representations of fact. In the event of a property being extended or altered from its original form, buyers must satisfy themselves that any planning regulation was adhered to as this information is seldom available to the agent.

Floor plans are for illustrative purposes only. 

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VIEWING Strictly by appointment with Ullyotts.

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