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Situated in a much sought after location in the village of Hook with ease of access to the towns of Goole and Howden as well as the M62 Motorway. The property is in a cottage style with nicely presented. UPVC double glazing, security alarm and gas central heating via a combi boiler.

LOUNGE 17' 5" x 12' (5.31m x 3.66m) Fitted with a feature fireplace comprising of a mahogany finish surround, gas living flame fire, beige marble hearth and inset. radiator, window to the front elevation fitted with vertical window blinds, coving, five light central fitting, dado rail, carpets and curtains, stairs to the first floor, uPVC part glazed front entrance door.

KITCHEN/BREAKFAST ROOM 12' x 11' 8" (3.66m x 3.56m) Fitted with a range of floor and wall cupboards in a white finish complete with chrome handles, space and plumbing for a washing machine, ceramic hob with a recirculating hood over, electric built under oven in a smoke glass and white finish, space for a dryer. Grey/beige granite effect breakfast bar and work surfaces with an inset stainless steel sink complete with chrome mixer tap, tiled splash backs. Recessed ceiling lights, window to the rear elevation complete with vertical blinds and curtains, uPVC part glazed rear entrance door complete with blind accessing the rear garden, wall mounted combi central heating boiler, coving, radiator.

LANDING 8' 11" x 3' 2" (2.72m x 0.97m) With coving, radiator and a smoke alarm.

BATHROOM 8' 5" x 5' 5" (2.57m x 1.65m) Fitted with a modern white suite comprising of a W.C., basin within a white high gloss vanity unit complete with a chrome mixer tap and a bath with a shower over via a mixer tap, glazed shower screen. backlit wall mirror, full tiling to all walls, ceramic tiles to the floor, recessed ceiling lights, over stair cupboard, chrome ladder style heated towel rail, extractor fan.

BEDROOM ONE 12' 2" x 11' 7" (3.71m x 3.53m) Fitted with a range of bedroom furniture comprising of three double and a single wardrobe, four shelf units, two bedside chest of draws, flyover bed space unit with cupboards, a dressing table with mirror all in a white finish. Window to the rear elevation complete with vertical blind, radiator, coving, carpet and curtains.

BEDROOM TWO 21' 1" x 8' 2" (6.43m x 2.49m) Window to the front elevation complete with vertical blinds, radiator, four light spot track, coving, loft access hatch, carpets and curtains.

SINGLE GARAGE With up and over door and drive.

EXTERNALS The front of the property is open plan with a lawn area. To the rear lies a garden that is enclosed by timber fencing and a timber pedestrian gate to the side access. The garden has been hard landscaped as a patio area making it easily managed and there is a metal store shed.

SERVICES We are advised that the property is connected to mains drainage, gas, water and electricity.

TENURE We are advised that the property is Freehold Title.

COUNCIL TAX We are advised that the property is Band B.

VIEWING Viewing of this property is strictly by appointment with Apian Estate Agents who can be contacted on 01405 766300.

Apian Estate Agents are members of The Property Ombudsman Scheme (www.tpos.co.uk) and abide by their code of conduct appertaining to property sales.

Consumer Protection From Unfair Trading Regulations 2008 (CPS)

These particulars are intended to give a fair and reasonable description of the property. No liability is accepted for any errors, omissions, statements either verbal of written by anyone associated with Apian Estate Agents, nor do they constitute an offer, warranty or contract. The vendor advises that all services/appliances operate satisfactorily but have not been tested by the agents. Interested parties must satisfy themselves in this and all other respects appertaining to the property and take such independent advice as may be prudent prior to committing to purchase. All dimensions are approximate and floor plans are for information only and not to scale.

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