56 Market Place, Driffield | 01377 241919 | www.dee-atkinson-harrison.co.uk

Disclaimer: Dee Atkinson & Harrison for themselves and for the vendors or lessors of this property, whose Agents they are, give notice that these particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a Contract. No person in the employment of Dee Atkinson & Harrison has any authority to make any representation or warranty whatever in relation to this property.

12 Butts Lane,

Tibthorpe

TENURE The property is Freehold and offered with the benefit of vacant possession upon completion. COUNCIL TAX Council Tax is payable to the East Riding of Yorkshire Council. The property is currently shown as listed in Council Tax Band 'C'. SERVICES Mains water, electricity and drainage area all connected to the property. VIEWINGS Strictly by appointment through the Sole Agents on 01377 241919.

£195,000

12 Butts Lane, Tibthorpe

This highly individual detached country cottage provides well maintained and nicely presented accommodation on a secluded plot at the foot of a small cul-de-sac. The property is a must see for anyone looking for something a little different in a village location. With an excellent blend of old and modern the heated and fully double glazed accommodation offers a cosy feel that will appeal to anyone looking for an individual property with a mature and private garden. LOCATION Tibthorpe is an undisturbed village located 5 miles from the local town of Driffield where there are amenities. Tibthorpe lies between the well served village of Wetwang and Bainton. Wetwang has a popular fish and chip shop, two pubs and a newly built village hall.

THE ACCOMMODATION COMPRISES: (Approx. 1200 sq.ft.) ON THE GROUND FLOOR PORCH With cloak hooks and wall light point. HALLWAY With storage heaters, smoke detector and staircase leading off. SHOWER ROOM With fully tiled shower cubicle, vanity wash hand basin, dual flush low level WC, with concealed cistern, electric heated towel rail, extractor fan and inset ceiling spotlights. LOUNGE With a phurnacite burner, TV aerial point, three Velux roof lights, exposed Purlins to the ceiling, two wall light points, storage heater and double doors to: CONSERVATORY With quarry tiled floor and sliding door to the garden. DINING ROOM With white painted exposed brick walls, storage heater and double doors to the conservatory. LIVING ROOM With TV aerial point, Spencer Sherwood multi-fuel log burner and storage heater. KITCHEN Fitted with a range of high gloss units including an inset sink with a mixer tap, base, wall, drawer units, Bosch double oven and four ring ceramic hob with extractor canopy over, plumbing for a slimline dishwasher, work top lighting, integrated fridge and freezer, pull out full height and half height larder cupboards. Electric panel heater and kick space fan heater. UTILITY ROOM/LOBBY With utility cupboards having plumbing for an automatic washing machine and space for a tumble dryer. Airing cupboard housing the hot water tank equipped with electric immersion heater.

BATHROOM With three piece suite including panelled bath, mixer tap and hand spray attachment, pedestal wash hand basin, low level WC with concealed cistern, extractor fan, electric heated towel rail and fan heater. FIRST FLOOR STUDY LANDING/BED THREE This room has previously been a third bedroom and can easily be partitioned once again to provide a third bedroom or further bathroom facility. It presently serves as a good size study with fitted shelving and storage heater. BEDROOM ONE With alcove shelving, fitted full height wardrobes providing hanging and storage space, Berco wall mounted panel heater, TV aerial point, telephone point and access to the roof space. BEDROOM TWO With Berco electric panel heater, laminate flooring, alcove wardrobe with curtain to the front, window shutters to the south facing window which gives attractive views over Low Wood. East facing window gives attractive views over pasture to Butts Wood. OUTSIDE The sunny facing garden offers an excellent degree of seclusion and has been landscaped and planted with a vast range of flowers and shrubs. It includes various seating areas, brick built barbeque, central lawn, timber garden shed approximately 6' x 8', an octagonal summer house and home office approximately 3m x 3m with power and light connected. To the rear of the property stands a concrete sectional garage with hard standing that is approached via a right of way over a shared access.