A BEAUTIFUL FOUR BEDROOM PERIOD COTTAGE IN THE HEART OF THIS POPULAR VILLAGE, WHICH HAS BEEN RECENTLY SYMPATHETICALLY UPGRADED AND EXTENDED THROUGHOUT TO AN EXTREMELY HIGH STANDARD OFFERING VERSTATILE LIVING SPACE SET OVER THREE FLOORS. Ground floor accommodation comprises a spacious entrance hall and lounge with parquet wood flooring and a separate playroom/study. The light and airy kitchen, with Aga Cooker, opens onto an orangery room with a fabulous roof lantern, providing a delightful dining/family space leading through to the south facing garden. There is also a separate utility area and downstairs WC off the kitchen. To the first floor, there is a stylish master bedroom with an en-suite, two further bedrooms and a contemporary family bathroom. Stairs to the second floor leads to a fourth bedroom, with further living space currently used as an office. Outside, there is a landscaped, southerly aspect rear garden, large patio area for outside entertaining, a mature lawned garden and large summer house. There is an electronic sliding gate giving access to the rear of the property and providing secure off-street parking. Quick viewing is highly recommended and can be arranged via Y Homes.
Combine Cottage is set back from the road occupying a prime position in the centre of this sought
after village. The property features a gravelled front area with welcoming solid wood porch and a
traditional cottage style front door.
A spacious and light entrance hall with solid wood parquet flooring. There is an entrance door with a double glazed light, a radiator, meter cupboard and coved ceiling. Stairs lead up to the first floor.
Play Room 1.96m (6'5") x 1.24m (4'1")
A separate room set off the hallway which features large floor to ceiling storage and offers a flexible space which is currently used as a playroom. Further details include a double glazed window to the front, radiator, inset ceiling down lights and a coved ceiling.
Lounge 4.39m (14'5") x 3.68m (12'1")
The lounge retains many period features including wooden beams and a fireplace with a wood burning stove, having a brick insert, stone hearth and an exposed timber beamed mantle over. There is a large double glazed window to the front making the room feel light and airy as well as a radiator, parquet flooring, a television point, inset ceiling down lights and a coved ceiling.
Kitchen 4.01m (13'2") x 3.61m (11'10")
The delightful farmhouse style kitchen includes traditional features such as an Aga with an extractor over and a Belfast sink with a drainer to the side, as well as being fitted with an extensive range of wall, drawer and base units with granite work surfaces. The kitchen also benefits from a radiator, tiled floor, inset ceiling down lights and a coved ceiling.
Orangery 3.23m (10'7") x 3.00m (9'10")
The kitchen opens into an orangery styled room with a large feature double glazed skylight and a further double glazed window to the side. The room benefits from a built-in seating area with storage and wooden French style patio doors which open out onto the south facing patio area providing a delightful space for family and entertaining. There are also inset ceiling down lights and a coved ceiling.
Off the kitchen there is a separate utility area providing ample room for domestic appliances and storage and a traditional cottage style half glazed stable door giving access to the rear of the property. There is space for a fridge- freezer and plumbing for a washing machine as well as a radiator and tiled flooring.
Located off the utility area and fitted with a low level WC and a wash hand basin as well as having a radiator, extractor fan, inset ceiling down lights and a tiled floor.
First Floor Landing
Having a double glazed window to the rear, there is a doorway with stairs to the second floor as well as a radiator and inset ceiling down lights.
Master Bedroom 4.85m (15'11") x 3.35m (11'0")
On the first floor there is a generously sized master bedroom featuring two wooden built in wardrobes with a double glazed window to the front along with a radiator, inset ceiling down lights. and a coved ceiling.
Ensuite Shower Room
The ensuite shower room has recently been upgraded in keeping with the rest of the property and comprises a low level WC, a wash hand basin and a shower cubicle, along with a shaver point, extractor fan and inset ceiling down lights.
Bedroom 3.23m (10'7") x 2.69m (8'10")
With a double glazed window to the rear and built in wardrobe storage along with inset ceiling down lights, a radiator and a coved ceiling.
Bedroom 2.74m (9'0") x 2.08m (6'10")
With a double glazed window to the side and built in wardrobe storage along with inset ceiling down lights, a radiator and a coved ceiling.
This family bathroom has been recently upgraded in keeping with the rest of the property. Having a double glazed opaque window to the side with opaque glass, the room is fitted with a low level WC, a wash hand basin with a built in cabinet below, and a "P" shaped bath with an integrated shower over and a fitted shower screen, being tiled in the bath/shower area. There is also an extractor fan, a heated towel rail, inset ceiling down lights and a coved ceiling.
Loft Bedroom 3.48m (11'5") x 2.64m (8'8")
A staircase from the first floor leads to the loft bedroom with a large, south facing double glazed dormer window and skylight giving views to the rear of the property and open fields beyond. There is also a radiator and eaves storage space along with inset ceiling down lights.
Office / Storage Space 3.25m (10'8") x 2.64m (8'8")
A further space accessible from the staircase which is currently being used as a dedicated office room. Also having a double glazed skylight to the rear of the property as well as further eaves storage space and inset ceiling down lights.
To the rear of the property there is a southerly aspect patio and garden which lead on to a large summerhouse and a separate garden shed / storage area which is accessed separately and has power and lighting. To the side of the garden, there is an electronic sliding gate leading to a shared driveway for access.
Summer House 3.05m (10'0") x 2.64m (8'8")
The summer house is equipped with power and lighting and could be used as an office or playroom, having double doors and a double glazed window.
Location & Services
Combine Cottage on Marston Road is located in the heart of the highly desirable village of Tockwith,
situated to the West of York. Within the village, there are a range of local amenities, including two pubs, a village shop, post office, surgery, two play parks, a thriving sports field, a church and a well- regarded primary school. The village is in the catchment area for leading secondary schools including Tadcaster Grammar and King James's Knaresborough. This property is ideally placed for commuting to York (8 miles), Wetherby (5 miles), Harrogate (11 miles) and Leeds (23 miles) and the A1(M) whilst London can be reached within 3 hours via train from nearby Cattal station.
The property benefits from mains gas and water supply and has double glazing and gas central
Room measurements in these particulars are approximate and for guidance only.
None of the services, fittings or equipment referred to in these particulars have been tested and we are therefore unable to comment as to their condition or suitability. Any intending purchasers should satisfy themselves through their own enquiries. If a property remains empty for some time, there may be re-connection charges for any switched off / disconnected or drained services or appliances.
Whilst we endeavour to ensure our details are accurate and reliable, if there is any point of particular importance to you, please contact us to clarify any query you may have. This is particularly important if you are travelling some distance to view any property.
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These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do not constitute an offer of contract. Intending purchasers must rely on their own inspection of the property. None of the above appliances/services have been tested by ourselves. We recommend purchasers arrange for a qualified person to check all appliances/services before legal commitment.
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