35 Laxton Garth | Hull ERY | 2904509664

Accessed from a private road leading from Laxton Garth, Hill View House remains the last property on the development and takes full advantage of unrivalled open aspect views to the northerly and westerly elevations.

Benefiting from an excellent level of versatility the accommodation on offer comes with open plan reception spaces and separate living annexe with dedicated wet room facility.

Immaculately presented living space comprises galleried Entrance Hall, full length Lounge leading to a Conservatory extension, recently refurbished Breakfast Kitchen remaining well appointed throughout leading open plan to a dedicated Dining Area taking advantage of the garden views, Utility Room, Annexe accommodation suitably sized for use as a Bedroom with Wet Room facility. To the first floor level a Master Suite provides elevated open aspect views, slide robe concealed Dressing Area and En-Suite Shower Room, Four further Bedrooms and Family Bathroom.

Externally a Double Garage leads from a driveway with ample parking provision.

Well planned external garden space includes decked sun terraces, jacuzzi deck and raised garden area, brick built workshop/outhouse.

A genuine must view property to appreciate the sizable living space on offer and the open countryside views that are so difficult to find within this immediate location.

Description

ACCOMMODATION COMPRISES

STORM PORCH External light points.

GALLERIED ENTRANCE HALL 13'6 x 11'3 (4.11m x 3.43m) a welcoming entrance to Hill View House is provided via a decorative lead insert entrance door with uPVC double glazed stained window to the front elevation, a returned galleried staircase provides access to first floor level with decorative balustrade and spindles remaining open plan and spacious throughout with decorative light point, storage recess below and wall mounted radiators with access provided to ground floor living accommodation and annexe.

CLOAKROOM / WC having recently been appointed with low flush w.c, Twyfords inset wall mounted basin, tiling to all splash back areas, tiling to floor coverings and ceiling coving.

LOUNGE 28'9 x 13'5 (8.76m x 4.09m) spanning the entire depth of the property with bow lead insert window a pleasant outlook over the frontage, being suitably sized to accommodate a suite and additional furniture if required, with uPVC double glazed side window also and French Doors leading through to convservatory. A central focal point is provided via a Barbas wood burning stove with a floating suspended shelf below in a limestone finish that can also be used as a seating area if required, deep skirting throughout, decorative ceiling coving, wall mounted light points, radiator, 5mm engineered wood flooring throughout remaining highly specified with additional access door leading to the open plan dining room also.

CONSERVATORY 12'0 x 9'6 (3.66m x 2.90m) with views over the rear garden and open aspect views beyond with uPVC double glazed windows throughout and French Doors leading onto the decked sun terrace, remaining flexible in its usage but provides further sitting room accommodation will wall mounted light points and wall mounted radiators.

OPEN PLAN BREAKFAST KITCHEN / DINING ROOM

BREAKFAST KITCHEN 16'6 x 10'9 (5.03m x 3.28m) having recently been appointed by the current occupier to the property and appointed with a selection of contemporary exposed wood finish wall and base units with modern door furniture, granite work surfaces throughout with complementary up stands over and additional stainless steel finish roller mid level cupboard, porcelain tiling to all floor coverings, additional breakfast bar with ample storage below and also benefits from granite work surfaces throughout, appliances include a stainless finish one and half bowl Franke sink with swan neck mixer tap and retractable hose, five ring Bosch gas burning hob appointed in a stainless steel finish with extractor canopy over and etched glass splash back, finish, soft closing integrated full height fridge freezer and Bosch mid level oven in stainless steel door and drawers throughout, inset spotlights to ceiling, decorative ceiling coving and access door provided through to a utility room and open plan into a dining area.

DINING ROOM 13'7 x 12'9 (4.14m x 3.89m) being well integrated into the family breakfast kitchen and ideal for entertaining with full garden views via uPVC double glazed French Doors, contemporary wall mounted radiator, porcelain high gloss tiling to floor covering, coving, deep skirting throughout.

UTILITY ROOM with side access door and uPVC double glazed open aspect views to the side of the property being well appointed throughout with a selection of wall and base units with inset sink with swan neck mixer tap, high gloss porcelain tiling throughout and ample space for a selection of white goods if required.

BEDROOM SIX / ANNEXE 14'7 x 10'3 (4.45m x 3.12m) being flexible and versatile in its usage throughout with potential to be used as further bedroom accommodation with uPVC double glazed French Doors providing open countryside views and additional uPVC double glazed window to the front elevation with decorative lead inserts, laminate to floor coverings, coving and wall mounted radiator, suspended light point and access through to wet room.

WETROOM with wall mounted pedestal hand basin and chrome fitted tap points, low flush w.c, wall mounted shower head and shower control with single drainer unit to floor coverings, fully sealed and tiled throughout.

FIRST FLOOR LEVEL GALLERY LANDING 15'2 x 9'2 (4.62m x 2.79m) with balustrade and complementary spindles throughout providing outlook to the ground floor, ceiling coving, deep storage cupboard and access to five bedrooms and family bathroom.

MASTER BEDROOM 14'8 x 10'3 (4.47m x 3.12m) with elevated views over the rear garden and countryside beyond, uPVC double glazed window, wall mounted radiator, ceiling coving, well appointed Sliderobes bedroom furniture leading into concealed dressing areas.

CONCEALED DRESSING AREA 6'8 x 9'5 (2.03m x 2.87m) again being smartly appointed throughout fitted by Sliderobes with a selection of fitted low and high level hanging rails, integrated drawers and vanity dresser, inset spotlights.

EN-SUITE SHOWER ROOM 6'4 x 10'7 (1.93m x 3.23m) with over size wall mounted wash hand basin being smartly appointed throughout with uPVC privacy window to the rear, low flush w.c, concealed cistern low flush w.c, and thermostatic power shower with raised shower tray and wall mounted shower head with porcelain tiling throughout, wall mounted shaver point, wall mounted light points, heated tower rail and soft cushioned flooring.

BEDROOM TWO 14'7 x 9'5 (4.45m x 2.87m) again with rear aspect views via uPVC double glazed window, Sliderobe wardrobes to two wall lengths, coving, laminate to floor coverings, wall mounted radiator and ceiling suspended light point.

BEDROOM THREE 12'7 x 9'2 (3.84m x 2.79m) uPVC lead insert windows to the frontage, laminate flooring, coving, pendant light point, wall mounted radiator and fitted wardrobe storage units to one full wall length.

BEDROOM FOUR 13'3 x 10'3 (4.04m x 3.12m) with uPVC lead insert to the frontage, coving , radiators, pendant light point and fitted wardrobes.

BEDROOM FIVE 10'6 x7'5 (3.20m x 2.26m) with uPVC lead insert window to the frontage, coving, radiators, loft access point, coving and light point.

FAMILY BATHROOM continuing the high standard of internal design and specification, a pedestal wash hand basin with chrome fitted tap point, low flush w.c, and panel bath with shower head and shower control point over, chrome fitted towel rail / radiator, wall light points, green marble effect style tiling and access to cylinder in airing cupboard.

OUTSIDE Historically this desirable area of Kirk Ella has proved popular with a range of purchaser profiles. Hill View House itself is accessed via a private shared drive leading from Laxton Garth. Ample driveway parking is provided via a brick sett entrance drive in turn leading to a Double Garage.

DOUBLE GARAGE 19'4 x 19'7 (5.89m x 5.97m) with up and over access doors on rollers, uPVC double glazed privacy window to the rear, full power and lighting.

Access is provided both sides of the property with secure wrought iron entrance gates and a concrete set pathway. To the rear a decked sun terrace leads from the immediate building footprint with raised planters providing access to an elevated lawn section with additional raised decked area beyond. Established plant borders, a dedicated hot tub deck is also provided with hot tub available under separate negotiation. To the north and west elevations Hill View House benefits from open aspects remaining unrivalled and rare to find within this specific location of Kirk Ella and consequently comes recommended for further internal inspection.

BRICK BUILT WORKSHOP / SHED also exists to the corner boundary with established planting and hedging to all perimeters, external lighting and external tap points

.

TENURE We understand the Tenure of the property to be Freehold with Vacant Possession on Completion.
SERVICES (Not Tested) Mains Water, Gas, Electricity and Drainage are connected.
FIXTURES AND FITTINGS Various quality fixtures and fittings may be available by separate negotiation.

VIEWING Strictly by appointment with sole selling agents, Stanifords.com on Tel: (01482) - 631133
E-mail: (click to respond)

WEBSITES
www.stanifords.com
www.homesonview.co.uk
www.rightmove.co.uk
www.fish4homes.co.uk
www.findaproperty.com
www.primelocation.com

MORTGAGE CLAUSE
Stanifords.com provide independent financial advice through Stanifords Financial Services and the Mortgage Advice Bureau. Further details and referrals immediately available through the Swanland office Tel 01482 631133 and (click to respond).
YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT.

SURVEYS

WE ARE ABLE TO PROVIDE COMPETITIVE RATES FOR SURVEYS BOTH PRIVATE AND MORTGAGE STYLE, AS WELL AS R.I.C.S. HOMEBUYERS SURVEY AND VALUATIONS. WHY NOT SPEAK TO OUR BEVERLEY OR SWANLAND OFFICES FOR FULL DETAILS.

ALL MEASUREMENTS ARE APPROXIMATE AND FOR GUIDANCE PURPOSES ONLY
Services: None of the services, fittings or appliances (if any), heating insulation, plumbing or electrical systems have been tested and no warranty is given as to their working ability

35 Laxton Garth

KIRK ELLA

399,950

* Stanifords present to the market a rare and unique opportunity to purchase an executive detached family home having been refurbished throughout with highly specified interiors.
* Accessed from a private road leading from Laxton Garth, Hill View House remains the last property on the development and takes full advantage of unrivalled open aspect views to the northerly and westerly elevations.
* Benefiting from an excellent level of versatility the accommodation on offer comes with open plan reception spaces and separate living annexe with dedicated wet room facility.
* Immaculately presented living space comprises galleried Entrance Hall, full length Lounge leading to a Conservatory extension, recently refurbished Breakfast Kitchen remaining well appointed throughout leading open plan to a dedicated Dining Area taking advantage of the garden views, Utility Room, Annexe accommodation suitably sized for use as a Bedroom with Wet Room facility. To the first floor level a Master Suite provides elevated open aspect views, Sliderobe concealed Dressing Area and En-Suite Shower Room, Four further Bedrooms and Family Bathroom.
* Externally a Double Garage leads from a driveway with ample parking provision.
* Well planned external garden space includes decked sun terraces, jacuzzi deck and raised garden area, brick built workshop/outhouse.
* A genuine must view property to appreciate the sizable living space on offer and the open countryside views that are so difficult to find within this immediate location.