4 Roughaw Road, Skipton, BD23 2PY

This very well presented traditional three bedroom semi-detached family home is pleasantly situated in a popular residential area only circa half a mile away from Skipton's town centre amenities, enjoying superb elevated long distance panoramic views at the rear across the Aire Valley towards countryside and the hills.

Standing in attractive landscaped gardens and strongly recommended indeed for inspection, this very appealing home includes gas central heating together with UPVC sealed unit double glazing and comprises very briefly:

An entrance hall with storage space underneath the staircase, living room with feature wood burning stove room and a well-appointed dining kitchen including a range of fitted wall and base units together with a breakfast bar peninsular and built in appliances. Whilst on the first floor a landing leads to three well planned bedrooms (two enjoying spectacular long distance panoramic views) and a bathroom with a quality three-piece white suite including a shower to the bath. Externally the property includes a low maintenance front garden with a side access leading to three outbuildings. The well-proportioned enclosed and attractively landscaped rear garden provides a very appealing feature whilst also commanding superb long-distance views across the Aire Valley.

The increasingly popular market town of Skipton has won many accolades in recent years, being independently judged to be one of the best areas to live in the UK via multiple media sources. Catering to residents of all ages, the town offers the perfect combination of excellent schooling, easy access to countryside and an extensive choice of leisure, shopping and recreational facilities. The town is intersected by the scenic Leeds/Liverpool canal and is well known for its Medieval Church and Castle together with a bustling High Street featuring an outdoor market on the cobbled 'setts' three days a week. The town offers an excellent mix of independent shops, pubs and cafes in addition to having well known branded stores and a choice of fashionable bars and restaurants. There are excellent public transport links, including a railway station providing regular daily services to Leeds and Bradford. The town enjoys an annual programme of community events and festivals, attracting an ever-increasing degree of tourism. In addition, the beautiful Yorkshire Dales National Park is only a short drive away to the north, offering some of the finest countryside and scenery in the United Kingdom.

The business centres of West Yorkshire and East Lancashire are within comfortable daily commuting distance.

Certainly providing an excellent opportunity, the property comprises in further detail:

GROUND FLOOR

ENTRANCE HALL With UPVC sealed unit double glazed front entrance door. Central heating radiator. Staircase leading up to the first floor. Useful storage space underneath the stairs.

LIVING ROOM 13'5" x 10'9" with UPVC sealed unit double glazing enjoying fine long-distance views. Central heating radiator. Cast iron wood burning stove set slate hearth with oak lintel above. Solid oak flooring.

DINING KITCHEN 18’03” x 11’ Superbly appointed range of cream fronted wall and base units incorporating contrasting wood effect worktop surfaces. Matching breakfast bar peninsular. Stainless steel sink and drainer unit. Built in high level electric oven. Five ring ceramic hob with extractor over. Integrated fridge and freezer. Plumbing for a dishwasher. Central heating radiator. Dual aspect UPVC sealed unit double glazing. Built in pantry cupboard housing wall mounted gas boiler. Tiled flooring. UPVC sealed unit double glazed side entrance door.

FIRST FLOOR

LANDING With spindle balustrade. UPVC sealed unit double glazing. Central heating radiator.

BEDROOM ONE 13'3" x 10'9" With UPVC sealed unit double glazing enjoying fine long-distance views. Central heating radiator. Built in wardrobe.

BEDROOM TWO 10'8" x 9'7" With UPVC sealed unit double glazing enjoying fine long-distance views. Built in storage. Central heating radiator.

BEDROOM THREE 7'4" x 7'1" With UPVC sealed unit double glazing. Built in storage. Central heating radiator.

BATHROOM

Well-appointed three-piece white suite comprising low suite w/c, pedestal hand wash basin and fitted bath with independent electric shower and glass shower screen. Full height ceramic wall tiles. UPVC sealed unit double glazing. Extractor fan. UPVC sealed unit double glazing.

OUTSIDE There is an enclosed low maintenance front garden.

RANGE OF USEFUL OUT-BUILDINGS

Providing –

UTILITY With plumbing for an automatic washing machine.

TWO STORE PLACES With power.

The well-proportioned enclosed and attractively maintained rear garden provides a very appealing feature including a level lawn, colourful raised flowerbeds, and stone flagged patio offering a pleasant sitting out area enjoying fine long-distance views towards the countryside beyond.

COUNCIL TAX BAND The council tax band quoted for this property on the Gov.UK website is Band: A

TENURE The tenure for this property is Freehold

SERVICES All mains services are installed.

BROADBAND / MOBILE DATA SERVICES Information obtained from Ofcom's Broadband Coverage Checker indicates that fixed-line ultrafast broadband services may be available at this property. Alternative broadband solutions, including satellite broadband services, may also be available at this location and should be investigated by prospective purchasers. Information obtained from Ofcom's Mobile Coverage Checker indicates that mobile coverage may be available at this property from one or more network operators. Actual coverage, indoor signal strength, and service performance may vary and should be verified directly with the relevant mobile network provider. This information is provided for guidance only and was correct at the time of compilation. Interested parties should verify current availability, speeds, coverage, and suitability directly with their chosen service provider and through Ofcom's Broadband and Mobile Coverage Checker. Neither the seller nor Harrison Boothman warrants the accuracy or ongoing availability of any service.

ANTI-MONEY LAUNDERING (AML) REQUIREMENTS – ADMINISTRATION FEE PAYABLE Under HMRC supervision and in accordance with current Anti-Money Laundering Regulations, Estate Agents are legally required to undertake Anti-Money Laundering (AML) checks on all sellers and prospective purchasers. These mandatory checks form part of the conveyancing process and are designed to help prevent financial crime and protect all parties involved in a property transaction.

Once an offer has been accepted (subject to contract), all prospective purchasers will be required to complete an identification and verification process. This will typically include the provision of photographic identification, proof of address and evidence of the source of funds being used to complete the purchase.

To cover the cost of the verification and screening process, a non-refundable AML administration fee is payable. THE FEE IS £24.00 (INCLUDING VAT) PER PURCHASER. The checks are carried out securely by a specialist third-party provider on our behalf and, for this purpose, Harrison Boothman will need to share relevant personal information with that provider. Please note that this is not a credit check and will not affect your credit rating or credit score. All information provided will be processed securely and confidentially in accordance with applicable data protection legislation.

In accordance with current regulations and our compliance obligations, we are unable to mark a property as "Under Offer" or "Sold Subject to Contract" until all purchasers have satisfactorily completed the AML verification process. If you have any questions regarding the above process, a member of our team will be pleased to assist.

INDEPENDENT THIRD-PARTY PROFESSIONALS – REFERRAL FEES Where appropriate, Harrison Boothman is pleased to recommend independent professionals who may be able to assist clients with related property matters. These include Conveyancing Solicitors, Mortgage Brokers, Surveyors, Removal Companies and Specialist Tradespeople. Please let us know if you would like any assistance in this respect.

In accordance with current regulations, we are obliged to disclose that in some instances, Harrison Boothman may receive a referral fee, voucher or marketing contribution from third-party providers should you choose to use their services following an introduction from us. The amount received varies depending on the nature of the referral and the value of the transaction but is typically between £20 and £250. You are under no obligation whatsoever to use any recommended provider and are entirely free to obtain alternative quotations or seek independent advice.

Please note we have not been able to test the equipment or installations in this property and recommend that prospective purchasers arrange for a qualified person to check any appliances before entering into any commitment.

VIEWING Strictly by arrangement with HARRISON BOOTHMAN. All potential viewers are advised to read a copy of our PRIVACY POLICY which can be found on our website. Alternatively, a written copy is available on request.

Tel: Skipton 799993

Any floor plans are provided for informational and illustrative purposes only. Although we endeavour to provide truthful representation, we do not in any way warrant the accuracy of the floor plan information and the floor plan layout and measurements may contain errors and omissions. We are not liable for and do not accept any liability relating to any loss or damage suffered as a direct or indirect result of use of any information on the floor plan. The extent of the property and its boundaries are subject to verification by inspection of the title deeds.

These particulars were prepared from observation together with information supplied by the Vendor. We have not carried out a detailed professional survey.

Ref: AJT010926

If you are thinking of selling your property HARRISON BOOTHMAN will be pleased to provide a FREE VALUATION for sale purposes.