The Vale, Kirk Ella, Hull
£290,000

Situated in the heart of Kirk Ella, this exceptionally well-presented three-bedroom family home offers generous and contemporary living spaces throughout. The property boasts well-proportioned bedrooms, perfect for modern family life. Externally, the beautifully landscaped rear garden features a variety of seating areas, ideal for both relaxing and al-fresco dining. Further benefits include a detached single garage and convenient off-street parking.

KIRK ELLA
The popular village of Kirk Ella lies approximately five miles to the West of Hull City Centre and is ideally located for all amenities. The village centre has an array of local shops, with primary & secondary schools. Hull Golf Club is located within the village. Further shopping facilities are available at both nearby Willerby & Anlaby with Waitrose, Morrisons, Sainsburys, Aldi & Lidl supermarkets all within a short driving distance. Public transportation runs through the village and there are good road connections to the City Centre & the Clive Sullivan Way/A63/M62 motorway links.

ENTRANCE HALL
A welcoming entrance hall providing access to the accommodation with stairs and storage cupboard off.

LIVING ROOM (3.84m x 5.16m + bay (12'7 x 16'11 + bay))
A generous living room with bay window to the front elevation, feature fireplace housing a duel fuel burning stove, alcove fitted storage and an opening leading to the Dining Kitchen.

DINING KITCHEN (5.69m x 3.05m (18'8 x 10 ))
A fabulous dining kitchen with a comprehensive range of white shaker style wall and base units, contrasting laminated work surfaces and a tailed splashback. Integrated appliances include an Automatic Dishwasher, Automatic Washing Machine, Range Cooker, Extractor and a Ceramic Sink Unit. Further benefitting from space for a Fridge/Freezer, ample dining space with a lovely aspect via the French doors over the rear garden, recessed spotlights and a window to the rear elevation.

FIRST FLOOR;

BEDROOM 1 (3.58m x 4.11m (11'9 x 13'6 ))
A bedroom of double proportions with feature wall panelling, fitted wardrobes and two windows to the front elevations.

BEDROOM 2 (3.25m x 3.61m (10'8 x 11'10 ))
A bedroom of double proportions with window to the rear elevation.

BEDROOM 3 (2.08m x 2.69m (6'10 x 8'10 ))
A single bedroom with window to the front elevation.

BATHROOM
A fully tiled bathroom with a three piece suite comprising of a panelled bath with overhead shower, a wash hand basin and a low flush WC. Further benefitting from recessed spotlights, heated towel rail and 2 windows to the rear elevation.

EXTERNAL;

FRONT
With walled garden with shaped lawn, gravelled edging and a hedged border. Side drive providing off-street parking.

REAR
Superbly landscaped rear garden ideal for entertaining and al-fresco dining with various patios and seating areas, including a decked area, sandstone patio area with fixed pergola and a gravelled seating area. Further benefitting from timber fencing and gate as well as access to the detached garage.

GARAGE
A detached garage with light and power, up and over door, 2 doors to the rear and a window to the side.

GENERAL INFORMATION
SERVICES - Mains water, electricity, gas and drainage are connected to the property.
CENTRAL HEATING - The property has the benefit of a gas fired central heating system to panelled radiators.
DOUBLE GLAZING - The property has the benefit of replacement PVC double glazed frames.
COUNCIL TAX - From a verbal enquiry/online check we are led to believe that the Council Tax band for this property is Band . (East Riding Of Yorkshire Council). We would recommend a purchaser make their own enquiries to verify this.
VIEWING - Strictly by appointment with the sole agents.
FIXTURES & FITTINGS - Carpets, curtains & light fittings may be purchased with the property and these will be specified upon inspection but would be subject to separate negotiation.

TENURE
We understand that the property is Freehold.

MORTGAGES
The mortgage market changes rapidly and it is vitally important you obtain the right advice regarding the best mortgage to suit your circumstances.
We are able to offer professional independent Mortgage Advice without any obligation. A few minutes of your valuable time could save a lot of money over the period of the Mortgage.
Professional Advice will be given by Licensed Credit Brokers. Written quotations on request. Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it.

THINKING OF SELLING?
We would be delighted to offer a FREE - NO OBLIGATION appraisal of your property and provide realistic advice in all aspects of the property market. Whether your property is not yet on the market or you are experiencing difficulty selling, all appraisals will be carried out with complete confidentiality.

AGENTS NOTES
Philip Bannister & Co.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 Philip Bannister & Co.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.
Philip Bannister & Co.Ltd advise they do not test fitted appliances, electrical and plumbing installation or central heating systems, nor have they undertaken any type of survey on this property. These particulars are issued on the strict understanding that all negotiations are conducted through Philip Bannister & Co.Ltd. And prospective purchasers should check on the availability of the property prior to viewing, 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.
In compliance with NTSTEAT Guidance on Referral Fees, the agent confirms that vendors and prospective purchasers will be offered estate agency and other allied services for which certain referral fees/commissions may be made available to the agent. Services the agent and/or a connected person may earn referral fees/commissions from Financial Services, Conveyancing and Surveys. Typical Financial Services referral fee KC Mortgages £200, Typical Conveyancing Referral Fee: Graham & Rosen £150 (£125+VAT). Hamers £120 (£100+VAT), Lockings Solicitors £120 (£100+VAT), Eden & Co £180 (£150.00+VAT)

AML.
Please be advised that when you agree to purchase a property, we are legally required under the Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 to obtain copies of your identification. Your ID and relevant personal data will be shared with our verification platform, Movebutler T/A IAMPROPERTY, to fulfil these legal obligations. If you do not wish for your data to be processed in this way, please inform the sales consultant handling your offer in writing as soon as possible.