46 The Fairway, West Ella, East Yorkshire, HU10 7SB

Offers Considered £479,950

• Impressive Family Home • Large Garden

• Superb Living Kitchen • Driveway & Double Garage

• Five Beds/Three Baths • C/Heating & D/Glazing

• Two Reception Rooms • EPC=D

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INTRODUCTIONThis impressive family home is situated in West Ella, one of west Hull's most desirable locations. The spacious accommodation is arrangedover two floors and comprises a welcoming entrance hall, lounge, dining room, superb living/dining kitchen, utility room, cloaks/W.C.. To thefirst floor level are five bedrooms, the master having a dressing room and en-suite with an additional en-suite to bedroom two and a familybathroom. The property has the benefit of uPVC double glazing and gas central heating. A driveway leads to the double garage and the goodsized rear garden is mainly laid to lawn. A truly fabulous family home.

LOCATIONThe Fairway is located off Elveley Drive which runs between West Ella Road and Riplingham Road in the desirable area of West Ella. Thesurrounding area of Kirk Ella, Willerby and Anlaby offer an excellent range of shops and amenities including the newly-refurbishedHaltemprice Sports Centre. St Andrews School and Wolfreton secondary school can be found nearby. The property is conveniently placed foraccess to Hull city centre, the Humber Bridge and the A63/M62 motorway network.

ACCOMODATIONResidential entrance door to:

ENTRANCE HALLWAYWith stairs to first floor off and external access door to rear garden.

LOUNGE21'2" x 11'0" plus bay approx (6.45m x 3.35m plus bay approx)With inset gas fire, coving and bay window to front elevation.

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ALTERNATIVE VIEW

DINING ROOM19'2" x 10'1" approx (5.84m x 3.07m approx)With coving, window to side elevation and double doors leading to:

LIVING KITCHEN20'11"(max)x17'7"(max) approx (6.38m(max)x5.36m(max) approx)Having a range of contemporary gloss effect base and wall mountedunits with complementing worksurfaces and upstands. One and ahalf sink and drainer with mixer tap, integrated electric oven and hobwith chimney style extractor. There is an integrated fridge, freezerand dishwasher. Double doors lead out from the living area to therear garden.

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LIVING AREA

ALTERNATIVE VIEW

UTILITY ROOM11'11"(max)x7'8" approx (3.63m(max)x2.34m approx)Having base units with plumbing for automatic washing machine, space for tumble dryer and fridge freezer with window to rear elevation.

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CLOAKS/W.C.With low flush W.C. and a wash hand basin set on a contemporaryvanity unit. Window to rear elevation.

FIRST FLOOR

LANDING

MASTER BEDROOM12'10" x 11'10" approx (3.91m x 3.61m approx)With coving and windows to both side and front elevations.

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DRESSING ROOMHaving a range of fitted wardrobes and dressing table with windowto side elevation.

EN SUITEWith large shower enclosure, low flush W.C., vanity unit with washhand basin, tiling to floor and walls, window to side elevation.

BEDROOM 2158'7" x 11'4" approx (48.34m x 3.45m approx)With a range of fitted wardrobes and windows to front and rearelevations.

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EN SUITEHaving a corner shower enclosure, low flush W.C. and pedestal washhand basin, tiling to walls and window to front elevation.

BEDROOM 3BEDROOM 3With a range of fitted wardrobes, storage cupboard, coving andwindow to rear elevation.

BEDROOM 49'7" x 7'9" approx (2.92m x 2.36m approx)With coving and window to rear elevation.

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BEDROOM 59'6" x 9'1" approx (2.90m x 2.77m approx)With window to rear elevation.

BATHROOMHaving a four piece suite comprising low flush W.C., vanity unit withwash hand basin, large shower enclosure with rainhead shower,Jacuzzi bath with central taps, underfloor heating and integralintegrated TV. Tiling to the walls and floor, inset spot lights andwindows to side elevations.

ALTERNATIVE VIEW

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OUTSIDEGardens extend to the front and rear of the property with matureborders. To the front is a block set driveway providing excellent offstreet parking and leading onwards to the double garage. The reargarden is laid mainly to lawn with a good degree of privacy and apatio area.

REAR VIEW OF PROPERTY

TENUREFreehold

COUNCIL TAX BANDFrom a verbal enquiry we are led to believe that the Council Tax band for this property is Band G. We would recommend a purchaser maketheir own enquiries to verify this.

FIXTURES & FITTINGSFixtures and fittings other than those specified in this brochure, such as carpets, curtains and light fittings, may be available subject toseparate negotiation. If there are any points of particular importance to you, please contact the office and we will be pleased to check theinformation for you.

VIEWINGStrictly by appointment through the agent. Brough Office 01482 669982.

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AGENTS NOTEFor clarification, we wish to inform prospective purchasers that we have not carried out a detailed survey, nor tested the services, appliancesand specific fittings for this property. All measurements provided are approximate and for guidance purposes only. Floor plans are includedas a service to our customers and are intended as a GUIDE TO LAYOUT only. NOT TO SCALE. Matthew Limb Estate Agents Ltd for themselvesand for the vendors or lessors of this property whose agents they are give notice that (i) the particulars are set out as a general outline onlyfor the guidance of intending purchasers or lessees, and do not constitute any part of an offer or contract (ii) all descriptions, dimensions,references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to becorrect and any intending purchaser or tenant should not rely on them as statements or representations of fact but must satisfy themselvesby inspection or otherwise as to the correctness of each of them (iii) no person in the employment of Matthew Limb Estate Agents Ltd hasany authority to make or give any representation or warranty whatever in relation to this property. If there is any point which is of particularimportance to you, please contact the office and we will be pleased to check the information, particularly if you contemplate travelling somedistance to view the property.

PHOTOGRAPH DISCLAIMERIn order to capture the features of a particular room we will mostly use wide angle lens photography. This will sometimes distort the imageslightly and also has the potential to make a room look larger. Please therefore refer also to the room measurements detailed within thisbrochure.

VALUATION SERVICEIf you have a property to sell we would be delighted to provide a free/no obligation valuation and marketing advice. Call us now on 01482669982.

STAMP DUTY REFORMS 4 DEC 2014Purchase Price of Property New Rates Paid on the Part of the Property Price Within Each Tax Band £0 - £125,000 0% £125,001 - £250,000 2%£250,001 - £925,000 5% £925,001 - £1,500,000 10% £1,500,001 and over 12% Should you have any queries please contact our office forclarification.

VIEWING APPOINTMENTTIME ....................DAY/DATE ............................................ SELLERS NAME(S) ....................................................................

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