MISREPRESENTATION ACT

Renton & Parr Ltd for themselves and for the Vendors or lessors of this property whose agents they give notice that :-

1. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do notconstitute, nor constitute part of, an offer or contract.

2. All descriptions, dimensions, references to condition and necessary permission for use and occupation, and otherdetails are given in good faith and are believed to be correct but any intending purchasers or tenants should not relyon them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to thecorrectness of each of them.

3. No person in the employment of Renton & Parr Ltd has any authority to make or give any representation or warrantywhatever in relation to this property.

Boston Spa ~ 9 The Copse, LS23 6WH

£289,950 PRICE REGION FOR THE FREEHOLD

A deceptively spacious and tastefullydecorated three bedroom town houselocated in the ever popular village ofBoston Spa, only a short walk awayfrom excellent local amenities, shops,bars and restaurants. A generous paveddriveway to front gives access to integralsingle garage.

Extended to rear with modern fitted kitchen

Two reception rooms including lounge andseparate dining room, along with downstairsw.c.

Two double bedrooms and house bathroomto first floor, along with useful study area

Bedroom three with en-suite facility tosecond floor

Attractive gardens to rear, mature tree-linedbackdrop and views over the River Wharfe

Ease of access to riverside walks andcountryside views

TO THE OUTSIDE

Paved driveway to the front provides ample off-streetparking for several vehicles and serves access to integralgarage.

To the rear, the garden is laid mainly to lawn with deepwell-stocked borders, boasting a variety of plant and shrublife, a generous crunch gravel area provides space forraised vegetable boxes, wooden fence perimeter,greenhouse, along with two garden sheds. Stone flaggedpatio area provides an ideal space for outdoor entertainingor 'al-fresco' dining whilst enjoying this peaceful settingwith mature tree backdrop. Power and water supply.

COUNCIL TAXBand D.

GENERALRoom measurements in these particulars are onlyapproximations and are taken to the widest point.

None of the services fittings or equipment referred to inthese particulars have been tested and we are thereforeunable to comment as to their condition or suitability. Anyintending purchasers should satisfy themselves throughtheir own enquiries.

Please note : Only the fixtures and fittings specificallymentioned in these particulars are included in the sale ofthe property.

Photographs depict only certain parts of the property. Itshould not be assumed that the contents/furnishings,furniture etc photographed are included in the sale.

VIEWINGBy appointment with the Chartered Surveyors Renton &Parr at their offices, Market Place, Wetherby. Telephone(01937) 582731

Details prepared February 2017

BOSTON SPABoston Spa is a predominantly stone built village withmany Georgian properties, situated some 1 ½ miles eastof the A1 on the southern bank of the River Wharfe.

The village has its own good selection of shops, schools andfacilities with a further range of amenities including indoorswimming pool and golf course in the market town ofWetherby some 3 miles away. Commuting links are goodbeing almost equidistant to Leeds, York and Harrogate.

DIRECTIONSEntering Boston Spa from the north with Wetherby behindyou, proceed towards the village, turning left ontoDeepdale Lane taking the first right onto West Avenue,turn right onto West Dale and at the T junction at the endturn left into West End and immediately right into TheCopse. No. 9 is on the right hand side identified by aRenton & Parr for sale board.

THE PROPERTYA well-presented and extended three bedroom town houseproviding spacious living accommodation arranged overthree floors. The accommodation which has been wellmaintained throughout and benefits from double glazedwindows, security alarm, along with gas fired centralheating system in further detail giving approximate roomdimensions comprises :-

GROUND FLOOR

ENTRANCE PORCHWith access to useful outside store room.

ENTRANCE HALLWith hardwood lacquered oak floor covering, staircase tofirst floor, double radiator, inset halogen ceiling spotlights.

LOUNGE16' 3" x 13' (4.95m x 3.96m)With double glazed UPVC window to front, radiatorbeneath, attractive fireplace, cream wood surround withmantle, electric fire, T.V. aerial point, (optional Freeview orSky) telephone point, lacquered oak floor covering, inset

halogen ceiling spotlights, useful understairs storagecupboard.

DINING ROOM12' 5" x 10' 9" (3.78m x 3.28m)A lovely light room with double glazed patio door to rearaspect along with single stable door to rear, polishedporcelain architectural tiles, inset halogen ceilingspotlights, single radiator, useful storage cupboard withfitted shelves.

DOWNSTAIRS W.C. (OFF)A modern white suite comprising low flush w.c., pedestalwash basin with tiled splashback, single radiator,lacquered oak wood floor covering.

KITCHEN12' 2" x 10' 9" (0m x 3.28m)A modern kitchen comprising high gloss wall and baseunits including cupboards and drawers, integrated Zanussidouble oven along with four ring gas hob and extractorhood above, inset stainless steel sink unit with mixer tap,rolled work surfaces with matching up-stands, space andplumbing for automatic washing machine, dishwasher andspace for American style fridge freezer, plumbing in placeto feed water cooler, single radiator, tiled floor covering,double glazed window to rear aspect enjoying a pleasantview over rear garden, mature trees beyond down to theRiver Wharfe, ceiling skylight, internal door leading to :-

INTEGRAL GARAGE16' x 11' 3" (4.88m x 3.43m)With electric up and over door, light, power and water laidon, wall mounted Baxi gas fired central heating boiler.

FIRST FLOOR

LANDING AREAWith useful study area to the front, space for desk andwork station, telephone point, double glazed window tofront, inset ceiling spotlights, staircase to second floor.

BEDROOM ONE15' 6" x 9' 10" (4.72m x 3m)With double glazed window to front, radiator beneath.

BEDROOM TWO11' 8" x 9' 10" (3.56m x 3m)With double glazed window to rear, radiator beneath,pleasant view over the river and farm fields beyond.

HOUSE BATHROOMFitted with a modern white suite comprising low flush w.c.,with concealed cistern, half pedestal wash basin, panelledbath with wall mounted Grohe shower fittings above,shower screen, tiled walls, vinyl floor covering, wallmounted ladder effect heated towel rail, inset ceilingspotlights, double glazed window to rear.

SECOND FLOOR

GUEST BEDROOM19' 5" x 13' (5.92m x 3.96m) overallA generous room with Velux window to rear, eaves storagespace to three sides, T.V. aerial, single radiator, internaldoor to :-

EN-SUITE SHOWERA white suite comprising low flush w.c., half pedestal washbasin with tiled splashback, walk-in shower cubicle withwall mounted Grohe shower fittings, part tiled walls, whiteeffect heated towel rail, inset ceiling spotlights.