The Dales, Cottingham

DECEPTIVELY SPACIOUS FAMILY HOME EXTENDING 2500 SQUARE FEET IN SIZE.

A MUST VIEW PROPERTY FOR APPLICANTS LOOKING FOR EXPANSIVE AND OPEN PLAN LIVING WITH GOOD LEVELS OF VERSATILITY THROUGHOUT.

Ground Floor -

Storm Porch -

Entrance Vestibule - Accessed via uPVC double glazed entrance doorway, opening through to...

Reception Hallway - 3.35 x 2.44 (10'11" x 8'0") - With exposed wood flooring, staircase approach to first floor level, access provided to open plan reception spaces and inner hallway.

Reception Lounge - 9.54 x 4.11 (31'3" x 13'5") - Generously appointed with uPVC double glazed crescent bow window to the front and additional window to side elevation, a central focal point is provided via cast iron multi-fuel burning stove with suspended mantel shelf, exposed wood flooring continues throughout, being open plan and raising up to...

Dining Area - With additional window to side and open plan through to...

Kitchen + Sun Room Extension - 4.61 x 4.78 (15'1" x 15'8") - With panoramic view over the private and enclosed gardens via oversized uPVC double glazed windows, with glazed roof also providing an abundance of natural daylight, laminate to floor coverings, double French doors leading to patio terrace also, used currently as an informal day room and dining area.

Kitchen - 4.00 x 3.88 (13'1" x 12'8") - With uPVC double glazed window to the rear elevation. Smartly appointed with a range of Shaker style wall and base units offering generous storage with kitchen island and breakfast bar, various pan drawers, under-cabinetry lighting, inset 1&1/2 bowl sink and drainer with extending hose, tiling to splashbacks, oversize gas hob with suspended extractor canopy over, mid-level oven and microwave, tiling to floor coverings, spotlights to ceiling, space for white goods. Access through to reception hallway and also....

Utility Room - 2.20 x 3.20 (7'2" x 10'5") - With base units, space for American style fridge freezer and plumbing for further white goods, deep shelf storage cupboard, uPVC double glazed window to rear and access to patio terrace also.

Sitting Room / Bedroom Six - 5.51 x 3.74 (18'0" x 12'3") - A versatile room with potential to be used as a dedicated reception space but also as a bedroom, with uPVC double glazed window to the rear outlook, wall light points, of an excellent size with focal point provided via fire insert with decorative hearth and mantel.

Bedroom Five - 4.33 x 3.69 (14'2" x 12'1") - Offering ground floor bedroom space, with sliding wardrobes to one full wall length, offering generous storage and uPVC double glazed window to the front elevation, wall light points.

Ground Floor Bathroom - Immaculately appointed and presented to the highest of standards, in a contemporary finish with tiling to full floor and wall coverings, feature wall tiling to the dedicated wet room area with inset floor drainer, shower screen, rainfall shower head and additional shower hose, storage recess, oversize bath with mounted mixer tap and shower hose, contemporary style elliptical vanity basin set into vanity unit with feature mixer tap, low flush w.c,, Bluetooth speak to cabinet, backlit mirror, inset spotlights to ceiling, thermostatically controlled towel rail, uPVC privacy window to frontage.

First Floor -

Landing - Providing access to four double bedrooms and house bathroom.

Principal Bedroom - 4.59 x 4.23 (15'0" x 13'10") - With uPVC double glazed window to the side and rear offering elevated outlook over the private gardens, of double bedroom proportions with space for freestanding bedroom furniture and access provided to walk-in wardrobe (4.22m x 1.46m) and additional eaves storage.

Bedroom Two - 5.04 x 5.24 at longest & widest point (16'6" x 17' - Enjoying excellent levels of natural daylight with windows to the side and rear elevation, again of double bedroom proportions, with space for freestanding bedroom furniture and deep storage cupboard also.

Bedroom Three - 4.73 x 3.92 (15'6" x 12'10") - With uPVC double glazed window to the front outlook and with double cupboard.

Bedroom Four - 4.68 x 2.77 (15'4" x 9'1") - With uPVC double glazed window to the rear, laminate to floor coverings. Of an excellent size for a fourth bedroom.

House Bathroom - 2.59 x 1.84 (8'5" x 6'0") - With Velux style window, concealed cistern low flush w.c, inset basing to generous vanity storage, feature tiling to splashbacks and floorcoverings, corner shower cubicle with rainfall showerhead and additional shower hose, backlit mirror, heated towel rail.

Outside - 19 The Dales itself remains conveniently positioned within a peaceful residential setting of likeminded executive detached family homes, within walking distance of primary and secondary schools.
The subject property benefits from generous parking provision to the immediate frontage with brick sett double driveway and additional side driveway giving access through double entrance gates, in turn to a double detached garage.
A low level wall features to the front boundary perimeter with rockery and established planting and shrubbery and pathway leading to the property entrance itself.
The gated driveway provides access to the expansive double detached garage with electronically operated up&over access door, personnel door to side and full power and lighting also.
A large patio terrace extends from the immediate building footprint, with laid to lawn grass section, further patio terrace, summerhouse (with full power), storage and greenhouse. Fencing to perimeter boundaries with excellent levels of screening and privacy to the rear, external tap and light points.

Agents Note - Given the scale of property extending over 2500 sq ft in size and the privacy of plot setting, comes recommended for further internal viewing.

Services - (Not Tested) Mains Water, Gas, Electricity and Drainage are connected. We understand the current E.R.Y.C council tax band to be 'F'.

Fixtures And Fittings - Various quality fixtures and fittings may be available by separate negotiation.

Viewing - Strictly by appointment with sole selling agents, Staniford Grays.
Website- Stanifords.com Tel: (01482) - 631133
E-mail:

Mortgage Clause - Stanifords.com provide independent financial advice through Tony Hammond of Hammond Financial. Further details and referrals immediately available through the Swanland office Tel and .

YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT.

Property Particulars-Disclaimer - PROPERTY MISDESCRIPTIONS ACT 1991

The Agent has not tested any apparatus, equipment, fixture, fittings or services, and so does not verify they are in working order, fit for their purpose, or within ownership of the sellers, therefore the buyer must assume the information given is incorrect. Neither has the Agent checked the legal documentation to verify legal status of the property or the validity of any guarantee. A buyer must assume the information is incorrect, until it has been verified by their own solicitors."
The measurements supplied are for general guidance, and as such must be considered as incorrect. A buyer is advised to re-check the measurements themselves before committing themselves to any expense."

Nothing concerning the type of construction or the condition of the structure is to be implied from the photograph of the property.

The sales particulars may change in the course of time, and any interested party is advised to make final inspection of the property prior to exchange of contracts.

MISREPRESENTATION ACT 1967

These details are prepared as a general guide only, and should not be relied upon as a basis to enter into a legal contract, or to commit expenditure. An interested party should consult their own surveyor, solicitor or other professionals before committing themselves to any expenditure or other legal commitments.

If any interested party wishes to rely upon any information from the agent, then a request should be made and specific written confirmation can be provided. The Agent will not be responsible for any verbal statement made by any member of staff, as only a specific written confirmation should be relied upon. The Agent will not be responsible for any loss other than when specific written confirmation has been requested.