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.

With stylish white suite comprising shaped panelled bathwith shower and screen above, half pedestal wash basin,low flush w.c., heated towel rail, half tiled walls, highpitched ceilng with sky-light window, extractor fan, tiledfloor.

TO THE OUTSIDE

Access to the side of the property leads to an electric gateand secure gravelled parking area for three vehicles.

GARDENSDelightful sheltered and fully enclosed part walled patioarea immediately off the conservatory, ideal for 'al-fresco'dining with outside water tap and enjoying a fully southfacing aspect. Up and down lighting to the courtyard area.There is a lawned garden, walled to one side, fenced forfurther enclosure comprising lawn and silver birch treeand shrubbery, extending to approximately 115ft.

There is also a :-

BRICK BUILT STORE ROOM11'7" x 6'2" attached to the bedroom four/study providingpotential for en-suite or further enlargement of theadjacent room, if required.

COUNCIL TAXBand F (from internet enquiry)

GENERAL

Room 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 therefore

unable 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 April 2017

Tockwith ~ Ivy Cottage, 43 Westfield Road YO26 7PY

£550,000 PRICE REGION FOR THE FREEHOLD

An absolutely delightful double frontedfour bedroom cottage, the original parts,we understand dating back to the mid18th century, modernised and improvedproviding delightful beautifullypresented accommodation located nextto the village church in the centre of thispopular village.

Two fine reception rooms with ceiling beams

Fitted kitchen and rear conservatory

Utility cloakroom and ground floorstudy/bedroom four

Three first floor double bedrooms and housebathroom

Secure gated off road parking to rear, goodsize garden (approx. 143ft), sheltered patioarea

TOCKWITH

Tockwith is an attractive village within easy car commutingdistance of York, Harrogate, A.1. trunk road and theMarket Town of Wetherby. The village has a good range offacilities that include local school, church, two publichouses, village shop, hairdressers, bowling green andvillage hall. More comprehensive facilities are available inthe Market Town of Wetherby some 6 miles away and thehistoric city of York is approximately 10 miles awayoffering more sophisticated facilities.

DIRECTIONSProceeding from Wetherby towards York along the B1224road. After approximately 4.5 miles take the second leftturning towards Tockwith just after the cricket ground onthe right. At the T junction in the village, turn left intoWestfield Road, and the property is identified on the lefthand side by a Renton & Parr for sale board, before thechurch.

THE PROPERTYA beautifully presented period cottage with two receptionrooms, fitted kitchen and conservatory, together withutility room, downstairs toilet and useful study/bedroomfour. There is also an outbuilding attached with externalaccess which could extend the accommodation or providean en-suite, if required.

On the first floor there are three double bedrooms and wellfitted modern bathroom. Gas fired central heating isinstalled, together with sealed unit double glazed cottagestyle windows and internal pine doors.

To the rear of the property there secure off-road parkingand a delightful enclosed part walled lawned gardentogether with sheltered patio for al fresco dining.

The accommodation, in further detail comprises :-

GROUND FLOOR

ENTRANCE HALLWith front entrance door, staircase to first floor, laminatefloor extending through to :-

SITTING ROOM13' 0" x 14' 7" (3.96m x 4.44m) overall into recessWith double glazed cottage style windows to front,laminate floor, radiator, ceiling beam, T.V. point, woodburning stove, understairs storage cupboard.

DINING ROOM12' 9" x 10' 10" (3.89m x 3.3m)With modern gas fire and chrome surround, ceiling beam,laminate floor, radiator, built in wall cupboard, cottagestyle double glazed window to front.

CONSERVATORY13' 3" x 9' 3" (4.04m x 2.82m)Double doors from the dining room and further glazeddoor from the kitchen, patio doors to enclosed private rearpatio area and double glazed windows to two sides,ceramic tiled floor, radiator, T.V. aerial point.

BREAKFAST KITCHEN13' 8" x 11' 7" (4.17m x 3.53m)A light room with quality oak fronted wall and base unitsincluding cupboards and drawers, granite worktops andsplashbacks, underset stainless steel sink unit with mixertaps, tiled floor, integrated appliances including Baumaticcooker and five ring gas hob with extractor hood, built indishwasher, double glazed windows to two sides, radiator,tiled floor, recessed ceiling lighting, extractor fan,telephone point.

UTILITY ROOM8' 7" x 6' 1" (2.62m x 1.85m)Work surface with stainless steel sink unit and mixer taps,cupboards under, plumbed for automatic washingmachine, space for tumble dryer, radiator, tiled floor,entrance door leading to enclosed patio and garden.

CLOAKROOMLow flush w.c., wash basin with mixer taps, radiator, tiledfloor, double glazed window, recessed ceiling lighting.

BEDROOM FOUR / STUDY11' 7" x 8' 5" (3.53m x 2.57m)Double glazed window, radiator, recessed ceiling lighting,telephone point.

FIRST FLOOR

LANDINGDouble glazed window to rear, recess ceiling lighting.

BEDROOM ONE14' 7" x 13' (4.44m x 3.96m) Narrowing to 10' (3.05m).A delightful L shaped room with exposed ceiling beam andrustic brick chimney breast, recess ceiling lighting, twocottage style windows, double glazed to front, built incupboard with original pine door, radiator, loft access.

BEDROOM TWO12' 11" x 9' (3.94m x 2.74m)With two built in double wardrobes and further singleshelved cupboard, ceiling beam, cottage style window,double glazed to front, radiator.

BEDROOM THREE11' 8" x 8' 1" (3.56m x 2.46m)With high pitched ceiling and velux window with blind,additional double glazed window to side elevationoverlooking the church yard, radiator.

MODERN BATHROOM