44 West Street, Shelf, HX3 7LN

**ATTENTION ALL FIRST-TIME BUYERS AND COUPLES** A well-presented ONE BEDROOM property in the sought after location of Shelf perfect for a first-time buyer and/or couples. In brief on the first floor there is an entrance hall that leads directly into the lounge with a multi-fuel stove set in a gorgeous fireplace, and a kitchen installed in 2022 which also provides access to the read garden. Upstairs there is a landing which leads to the bathroom that is a modern four-piece suite, and a bedroom with an exposed chimney breast. Externally, to the read there is a lawn and patio area, and to the front there is a on-street parking and a stone patio area. An internal inspection I strongly advised with this property.

ENTRANCE HALL
Enter the property via a white UPVC door and into the cost entrance hall which homes the house alarm and leads directly into the lounge.

LIVING ROOM 4.5 x 4.5m (14'9 x 14'9)
A well-presented lounge with a fitted base cabinet, exposed original wooden beams and a stone wall. To complete this room there is a radiator and UPVC window. The lounge also provides access to the basement.

KITCHEN 4.5 x 2.5m (14'9 x 8'2)
A modern fitted kitchen installed in 2022 with a wide range of wall and base units including a built-in Bosch oven, hob, and extractor fan. There is an anthracite sink with chrome mixer tap, and ceiling spotlights as well as a UPVC window, and UPVC door to the rear garden.

LANDING
The landing area provides a useful storage space and homes the combination boiler.

BEDROOM 2.6 x 3.4m (8'6 x 11'1)
A double bedroom with an open stone feature fireplace, radiator and UPVC window.

BATHROOM
A modern four-piece suite comprising of a bath, a glass shower cubicle with power shower, low flush toilet, and pedestal sink. To complete this room the walls are partially tiles and there is a chrome towel radiator and a UPVC window.

EXTERNAL
To the rear there is a lawn and patio area with mature flowers and the boarders. To the front there is a stone patio with a stone wall separating the house from the pavement.

Whilst every endeavour is made to ensure the accuracy of the contents of the sales particulars, they are intended for guidance purposes only and do not in any way constitute part of a contract. No person within the company has authority to make or give any representation or warranty in respect of the property. Measurements given are approximate and are intended for illustrative purposes only. Any fixtures, fittings or equipment have not been tested. Purchasers are encouraged to satisfy themselves by inspection of the property to ascertain their accuracy.