2 Bedroom Terraced House

Superbly situated on the level close to Gargrave village centre amenities whilst enjoying delightful southerly views at the front across the picturesque banks of the River Aire, this well-equipped character two bedroomed stone cottage is very strongly recommended for inspection.

Including UPVC sealed unit double glazing and gas fired central heating, the property comprises very briefly:

A sitting room, a dining kitchen with fitted wall and base units, a utility room and a store which was previously a bathroom whilst to the first floor there are two good sized bedrooms and the house bathroom with a three piece white suite. Externally on-street parking is available to the front of the property whilst to the rear there is a delightful cottage garden with an array of fruit trees and bushes and with the additional benefit of a bothy which has power and lighting and would make a great studio/home office.

Surrounded by beautiful open countryside adjacent to the River Aire and the Leeds/Liverpool canal, the very popular village of Gargrave is served by a good variety of local amenities including everyday shops, a Co-op, a chemist, a highly regarded primary school and nursery, a Church, public houses/restaurants, a village hall, community events, sports clubs, a bus service and a railway station offering a regular service to Skipton, Keighley, Bradford and Leeds together with the scenic Settle to Carlisle line. There are many delightful local walks available including picturesque level routes along both the riverbanks and the canal tow path.

The historic market town of Skipton known as the 'Gateway to the Dales' is only circa four miles away providing extensive shopping and recreational facilities together with excellent secondary schooling.

With much to commend it, this very appealing individual cottage comprises in further detail:

GROUND FLOOR

SITTING ROOM
18'3" x 12'4" with sealed unit UPVC double glazed windows and a matching front entrance door. Oak beams. Central heating radiator. Exposed stone section of wall. Open staircase to the first floor. Wall cupboard with shelving. Coal effect gas fire with a granite-effect hearth.

DINING KITCHEN
12'5" x 10'8" with fitted wall and base units with laminate worktops and tiled surrounds. Composite one and a half bowl sink and drainer with a hot and cold mixer tap. Plumbing for a dishwasher. Freestanding Bompani stainless steel oven with a five ring gas hob. Tiled floor. Central heating radiator. Sealed unit UPVC double glazed windows.

UTILITY ROOM
11'5" x 5'7" with sealed unit UPVC double glazed windows and a matching rear entrance door. Velux window. Plumbing for a washing machine. Wall units. Glow-worm central heating boiler.

STORE/BATHROOM
Previously used as a ground floor bathroom with a pedestal wash basin. Fitted shelving. Velux window. Central heating radiator. Sealed unit UPVC double glazed window.

FIRST FLOOR

MASTER BEDROOM
14' x 11'11" with a sealed unit UPVC double glazed window with views onto the river. Central heating radiator. Loft access. Storage cupboard with hot water tank and fitted shelving.

BEDROOM TWO
10'7" x 7'9" with a sealed unit UPVC double glazed window. Central heating radiator.

HOUSE BATHROOM
Luxury spa bath with a Mira electric shower. Vanity wash basin. Low suite w/c. Chrome heated towel rail with electric heating element for optional summer use. Sealed unit UPVC double glazed window. Velux window. Partial wall tiling.

OUTSIDE
To the front of the property on street parking is readily available, as are some fantastic walks. To the rear there is a delightful cottage garden with a covered stone flagged area, a concrete yard with an array of fruit bushes and trees (raspberry, blackcurrant, Victoria plum, red currant and thornless blackberry). There is also a:

BOTHY
8'5" x 5'2" A large stone built storage space with a sealed unit UPVC entrance door and matching window with the addition of a velux window. This would be ideally suited for a home office/studio.

COUNCIL TAX BAND
The council tax band quoted for this property on the Gov.UK website is Band: C

TENURE
The tenure for this property is Freehold.

SERVICES All mains’ services are installed.

Please note we have not been able to test the equipment or installations in this property and recommend that prospective purchasers arrange for a qualified person to check any appliances before entering into any commitment.

BROADBAND / MOBILE DATA SERVICES
Information obtained from Ofcom's Broadband Coverage Checker indicates that fixed-line superfast broadband services may be available at this property. Alternative broadband solutions, including satellite broadband services, may also be available at this location and should be investigated by prospective purchasers.
Information obtained from Ofcom's Mobile Coverage Checker indicates that mobile coverage may be available at this property from one or more network operators. Actual coverage, indoor signal strength and service performance may vary and should be verified directly with the relevant mobile network provider. This information is provided for guidance only and was correct at the time of compilation. Interested parties should verify current availability, speeds, coverage and suitability directly with their chosen service provider and through Ofcom's Broadband and Mobile Coverage Checker. Neither the seller nor Harrison Boothman warrants the accuracy or ongoing availability of any service.

ANTI-MONEY LAUNDERING (AML) REQUIREMENTS – ADMINISTRATION FEE PAYABLE
Under HMRC supervision and in accordance with current Anti-Money Laundering Regulations, Estate Agents are legally required to undertake Anti-Money Laundering (AML) checks on all sellers and prospective purchasers. These mandatory checks form part of the conveyancing process and are designed to help prevent financial crime and protect all parties involved in a property transaction.

Once an offer has been accepted (subject to contract), all prospective purchasers will be required to complete an identification and verification process. This will typically include the provision of photographic identification, proof of address and evidence of the source of funds being used to complete the purchase.

To cover the cost of the verification and screening process, a non-refundable AML administration fee is payable. THE FEE IS £24.00 (INCLUDING VAT) PER PURCHASER. The checks are carried out securely by a specialist third-party provider on our behalf and, for this purpose, Harrison Boothman will need to share relevant personal information with that provider. Please note that this is not a credit check and will not affect your credit rating or credit score. All information provided will be processed securely and confidentially in accordance with applicable data protection legislation.

In accordance with current regulations and our compliance obligations, we are unable to mark a property as "Under Offer" or "Sold Subject to Contract" until all purchasers have satisfactorily completed the AML verification process. If you have any questions regarding the above process, a member of our team will be pleased to assist.

INDEPENDENT THIRD PARTY PROFESSIONALS – REFERRAL FEES
Where appropriate, Harrison Boothman is pleased to recommend independent professionals who may be able to assist clients with related property matters. These include Conveyancing Solicitors, Mortgage Brokers, Surveyors, Removal Companies and Specialist Tradespeople. Please let us know if you would like any assistance in this respect.

In accordance with current regulations, we are obliged to disclose that in some instances, Harrison Boothman may receive a referral fee, voucher or marketing contribution from third-party providers should you choose to use their services following an introduction from us. The amount received varies depending on the nature of the referral and the value of the transaction but is typically between £20 and £250. You are under no obligation whatsoever to use any recommended provider and are entirely free to obtain alternative quotations or seek independent advice.

VIEWING Strictly by arrangement with HARRISON BOOTHMAN. All potential viewers are advised to read a copy of our PRIVACY POLICY which can be found on our website. Alternatively a written copy is available on request.

Tel: Skipton 799993

Any floor plans are provided for informational and illustrative purposes only. Although we endeavour to provide truthful representation, we do not in any way warrant the accuracy of the floor plan information and the floor plan layout and measurements may contain errors and omissions. We are not liable for and do not accept any liability relating to any loss or damage suffered as a direct or indirect result of use of any information on the floor plan. The extent of the property and its boundaries are subject to verification by inspection of the title deeds.

These particulars were prepared from observation together with information supplied by the Vendor. We have not carried out a detailed professional survey.

Ref: JT03092026

If you are thinking of selling your property HARRISON BOOTHMAN will be pleased to provide a FREE VALUATION for sale purposes.