1 READING ROOM YARD

A delightful cottage tucked away in a quiet location along a private lane in the centre of the village. Full of charm and character this lovely home is set behind its own gates which open to a private courtyard with outbuilding used as a utility/workshop but could be an office or your own bar! Cottage gardens and off street parking. Open plan living plus a stunning orangery. Viewing a must!

Introduction - A delightful cottage tucked away in a quiet location within the centre of this much sought after village. Holly Bush Cottage, build in 1882, is full of charm and character and has great appeal. Set behind its own gated entrance covered in wisteria, there is an attractive courtyard plus cottage gardens extend to the side and rear which itself enjoys a south facing aspect. Features also include a brick outbuilding with power and water currently used as a utility/workshop but could readily become an office or your own bar!. There is parking space just outside the gates with further parking provided within the courtyard. Upon entering the house, you step into an open plan layout including the lounge with log burner and a kitchen. There is also a lovely orangery to the rear opening out to the garden, all rooms having contemporary shutters. Upon the first floor are two bedrooms, the main of which provides a far reaching view across the roof tops, towards the church spire and beyond to the Lincolnshire Wolds. The large bathroom features a claw footed bath. A drop down ladder provides access to the boarded loft space with window to the gable end. The accommodation has the benefit of gas fired central heating to radiators and uPVC framed double glazing. There is also satellite TV, 200mb broadband and Nest for remote heating plus CCTV. Viewing is most definitely recommended of this most desirable cottage which has attractive cottage gardens, courtyard and outbuilding, situated in a quiet yet extremely convenient village location.

Location - The property is located along Reading Room yard, a narrow private lane which runs off Low Street in the centre of this fabulous village. North Ferriby lies approximately 9 miles to the west of Hull and offers a good range of local shops including a doctor's surgery and convenience store. There are a number of amenities and recreational facilities plus a well reputed primary school with secondary schooling at nearby South Hunsley School. The village also boasts a railway station which can be found a short walk away and convenient access is available to the A63 leading into Hull city centre to the east, the Humber Bridge or the national motorway network to the west.

Accommodation - Residential entrance door to:

Entrance Lobby - With window having shutters, staircase to first floor off, door into living room.

Open Plan Living Space - 6.48m x 4.09m approx (21'3" x 13'5" approx) - Plus Kitchen. This lovely open plan space has a window to the courtyard with shutters and double doors opening through to the orangery. The chimney breast houses a log burner. There is ample area for settee's and dining suite etc.

Living Area -

Dining Area -

Kitchen - The kitchen has a selection of fitted units with worksurfaces, sink and drainer, cooker slot with extractor hood above, window to side with shutters.

Orangery - 3.18m x 2.87m approx (10'5" x 9'5" approx) - With lantern light to ceiling and perimeter downlights. This lovely room has shutters to the windows and double doors opening out to the garden.

First Floor -

Landing -

Bedroom 1 - 4.09m x 3.48m approx (13'5" x 11'5" approx) - A spacious room with cast fireplace to the chimney breast and a window looking to south providing views across the roof tops towards the church spire and Lincolnshire Wolds beyond. There is a large overstairs storage cupboard. There is ample area for fitted wardrobes (we are informed the seller has a good quote in this regard).

View -

Bedroom 2 - 2.13m x 1.85m approx (7'0" x 6'1" approx) - Window to front elevation.

Bathroom - 2.87m x 2.84m approx (9'5" x 9'4" approx) - A particularly spacious room with suite comprising low level W.C., wash hand basin and claw footed bath with mixer tap/shower attachment. A pull down loft ladder provides access to the boarded loft (restricted height) which has a window to the gable.

Loft Area -

Outside - The property is discreetly located along Reading Room Yard, a private lane tucked away in the middle pf the village, accessed off Low Street. There is parking space outside the property and a gated entrance opens to a courtyard which would also provide parking. The wisteria covered gates open to the private courtyard which is block set and an ideal place to relax or entertain. There is a brick and pitched tiled roof outbuilding currently being used as a utility/workshop area measuring approximately 11'0" x 5'8". It has further potential and could readily become an office or your own bar!. Cottage gardens wrap around the east and south side of the house and are set out for ease of maintenance featuring a number of shrubs and an established apple tree. There is a covered decked area which is ideal to sit and relax in complete with external electric heater. A bike shed is located to the far side of the house.

Outbuilding -

Side Garden -

Covered Decked Area -

Rear View -

Gable - (Note: 1882 plaque under loft window)

Outbuilding -

Gates -

Street View -

Tenure - Freehold

Council Tax Band - From a verbal enquiry we are led to believe that the Council Tax band for this property is Band B. We would recommend a purchaser make their own enquiries to verify this.

Fixtures & Fittings - Fixtures and fittings other than those specified in this brochure, such as carpets, curtains and light fittings, may be available subject to separate negotiation. If there are any points of particular importance to you, please contact the office and we will be pleased to check the information for you.

Viewing - Strictly by appointment through the agent. Brough Office .

Agents Note - For clarification, we wish to inform prospective purchasers that we have not carried out a detailed survey, nor tested the services, appliances and specific fittings for this property. All measurements provided are approximate and for guidance purposes only. Floor plans are included as a service to our customers and are intended as a GUIDE TO LAYOUT only. NOT TO SCALE. Matthew Limb Estate Agents Ltd for themselves and for the vendors or lessors of this property whose agents they are give notice that (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute any part of an offer or contract (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct and any intending purchaser or tenant should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them (iii) no person in the employment of Matthew Limb Estate Agents Ltd has any authority to make or give any representation or warranty whatever in relation to this property. If there is any point which is of particular importance to you, please contact the office and we will be pleased to check the information, particularly if you contemplate travelling some distance to view the property.

Photograph Disclaimer - In order to capture the features of a particular room we will mostly use wide angle lens photography. This will sometimes distort the image slightly and also has the potential to make a room look larger. Please therefore refer also to the room measurements detailed within this brochure.

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