SITUATION AND DESCRIPTION Boston Spa is a predominantly stone built village with many Georgian properties, situated some 1 1/2 miles east of the A1 on the southern bank of the River Wharfe.

The village has its own good selection of shops, schools and facilities with a further range of amenities including indoor swimming pool and golf course in the market town of Wetherby some 3 miles away. Commuting links are good being almost equidistant to Leeds, York and Harrogate.

THE PROPERTY Benefiting from gas fired central heating, the accommodation in further detail giving approximate room sizes comprises :-

GROUND FLOOR Steps with iron rail leading up to front door.

ENCLOSED PORCH With attractive mosaic tiled floor.

INNER HALL With attractive mosaic tiled floor, staircase to first floor, understairs cupboard and recess with cloaks hook.

LOUNGE 16' 10" x 12' 10" (5.13m x 3.91m) Bay window to front, attractive oak fire surround with original tiled slip and open fire, ceiling cornice, radiator, exposed wooden floor.

DINING ROOM 14' 10" x 14' 4" (4.52m x 4.37m) Picture window to side elevation, radiator, ceiling cornice, exposed wooden floor, fireplace with tiled inset and hearth, coal effect gas fire, shelving to recesses.

KITCHEN 14' 10" x 9' 2" (4.52m x 2.79m) With fitted range of hand painted wall and base cupboards, range gas cooker, American style fridge freezer, oak worktops, Belfast sink, tiled splashbacks, radiator, side entrance door, serving hatch to dining room. Window to side aspect

UTILITY ROOM - 9' 5" x 8' 1" (2.87m x 2.46m) floor mounted unit with work top over housing automatic washing machine, dishwasher, Bosch gas fired central heating boiler, built in cupboard. Door to :-

BASEMENT 17' 0" x 9' 5" (5.18m x 2.87m)

FIRST FLOOR Approached by original wooden staircase to half landing.

BATHROOM - 9' 6" x 9' 0" (2.9m x 2.74m) three piece suite comprising Victorian style bath with claw & ball feet, pedestal wash basin, shower cubicle, part tiled walls, heated towel rail/radiator, corner window

SEPARATE W.C. With low flush w.c., pedestal wash basin, radiator, linen cupboard.

BEDROOM ONE 17' 0" x 16' 10" (5.18m x 5.13m) Including walk-in bay window, exposed wooden floor, radiator, ceiling cornice. Two wardrobes with hanging rail and shelf..

BEDROOM TWO 14' 10" x 14' 4" (4.52m x 4.37m) Including bay window to side elevation with views both up and down Bridge Road. Period fireplace, built in cupboard to recess, radiator.

SECOND FLOOR

LANDING with built in cupboard and velux window

BEDROOM THREE 17' 3" x 17' 1" (5.26m x 5.21m) Narrowing to 3.15m (10'4")
With windows to two sides, built in eaves storage cupboards, exposed timber floor, radiator.

BEDROOM FOUR 11' 5" x 9' 1" (3.48m x 2.77m) window to side elevation, exposed wooden floor, built in cupboards , radiator.

TO THE OUTSIDE To the front, forecourt garden with steps leading up to the front door flanked by a low retaining wall and rockery garden extending round to the side of the property. Small enclosed courtyard to the rear with shed, paved with flower borders, walled to two sides and having hand-gate to the rear. Outside water tap. Residents permit parking available on Pine Tree Avenue and Bridge Road.

**NOTE** Two recreational areas (one off Stables Lane, and one open grass area by the river - both of which are great for ball games), just a couple of minutes walk in each direction.