Melville Grove, Ilkley, West Yorkshire, LS29

*Semi Detached Property * Two Reception Rooms * Three Bedrooms * Garage and Gardens * Cul De Sac Location *

A HANDSOME SEMI DETACHED HOME SITUATED AT THE HEAD OF A PEACEFUL CUL DE SAC FEATURING A SOUTH FACING GARDEN, DETACHED GARAGE AND ENJOYING FAR REACHING VIEWS.

Forming part of a secluded residential area and within walking distance of both Ilkley town centre and Ben Rhydding train station, the ground floor of this well proportioned property comprises an entrance porch, entrance hall, sitting room with bay window, dining room and a breakfast kitchen. The first floor features two double bedrooms, a further bedroom and bathroom with a separate wc. To the front of the property is a pretty, lawned, garden and a detached garage and driveway. An outstanding feature of this property is the principally lawned south-facing rear garden.

Ilkley was proud to be voted The Sunday Times Best Place to Live in the UK 2022, for its top schools, interesting independent shops and restaurants, its spectacular scenery and convenient rail links. The judges were impressed by sports clubs and the opportunities they offer for young people and the energetic community spirit: volunteering is a big part of life in Ilkley and the town's lovely cinema and thriving market were all launched by the local residents. Situated within the heart of the Wharfe Valley, surrounded by the famous Moors to the south and the River Wharfe to the north, Ilkley is regarded as an ideal base for the Leeds/Bradford commuter.

The accommodation has ELECTRIC HEATING and SEALED UNIT DOUBLE GLAZING and with approximate room sizes, comprises:-

GROUND FLOOR

ENTRANCE HALL 12'8" x 6'5" (3.86m x 1.96m)
A welcoming entrance hall. Ceiling coving. Useful under stairs store cupboard.

SITTING ROOM 13'11" x12'2" (4.24m x3.7m)
Featuring an electric fire with marble surround and hearth. Ceiling coving. Bay window to the front elevation.

DINING ROOM 11'5" x 11'4" (3.48m x 3.45m)
Including an electric fire with marble surround and hearth. Ceiling coving. Window to the rear elevation.

BREAKFAST KITCHEN 11'1" x 8'4" (3.38m x 2.54m)
Comprising a good range of base and wall units with co-ordinating work surfaces, concealed lighting and tiled splashback. Appliances include an oven, four ring induction hob with cooker hood over, integrated slimline dishwasher and fridge freezer. Plumbing for an automatic washing machine. Windows to the side and rear elevations.

FIRST FLOOR

LANDING 7'7" x 7'4" (2.3m x 2.24m)
With ceiling coving. Window to the side elevation. A hatch leads to the part boarded roof void.

BEDROOM ONE 14'10" x 9'3" (4.52m x 2.82m)
An ample double bedroom including a range of recessed wardrobes. Ceiling coving. Bay window to the front elevation providing an excellent outlook over Ilkley.

BEDROOM TWO 11'1" x 10'2" (3.38m x 3.1m)
A further double bedroom having a linen cupboard housing the hot water cylinder. Ceiling coving. Window to the rear elevation providing a lovely southerly aspect and glimpses of the Cow and Calf Rocks.

BEDROOM THREE 9'1" x 7'7" (2.77m x 2.3m)
A single bedroom with a fitted bulkhead cupboard. Window to the front elevation providing a view towards Middleton.

BATHROOM 5'5" x 4'10" (1.65m x 1.47m)
Comprising a bath with electric shower over and a hand wash basin. Window to the rear elevation.

SEPARATE WC
Including a low suite wc. Window to the rear elevation.

OUTSIDE

SINGLE GARAGE 15'11" x 8'3" (4.85m x 2.51m)
Accessed via a roller door. Electric car charging point. Driveway provides off street parking.

GARDEN
To the front of the property is a lawned garden area. To the rear of the property is a south-facing principally lawned garden featuring raised beds, shrub borders and a greenhouse.

VIEWING ARRANGEMENTS
Strictly by prior appointment with Dale Eddison's Ilkley office. Please be aware that we reserve the right to request that PPE be worn and social distancing measures observed, if requested by the owner of the property.

PLEASE NOTE
The extent of the property and its boundaries are subject to verification by inspection of the title deeds. The measurements in these particulars are approximate and have been provided for guidance purposes only. The fixtures, fittings and appliances have not been tested and therefore no guarantee can be given that they are in working order. The internal photographs used in these particulars are reproduced for general information and it cannot be inferred that any item is included in the sale.

COUNCIL TAX
City of Bradford Metropolitan District Council Tax Band C. For further details on Bradford Council Tax Charges please visit or telephone them on .

LOCATION
From Dale Eddison's Ilkley office proceed down Brook Street and take the first turning right into Railway Road. Continue for approximately half a mile into Mayfield Road. At the T junction turn right into Little Lane. Continue along Little Lane and take the fifth turning on the right into Grange Avenue. Take the left hand turning into Melville Grove, where the property can be found at the top of the cul de sac.

MONEY LAUNDERING, TERRORIST FINANCING AND TRANSFER OF FUNDS REGULATIONS 2017
To enable us to comply with the expanded Money Laundering Regulations we are required to obtain identification from prospective buyers once a price and terms have been agreed on a purchase. Buyers are asked to please assist with this so that there is no delay in agreeing a sale. The cost payable by the successful buyer for this is £36 (inclusive of VAT) per named buyer and is paid to the firm who administer the money laundering ID checks, being Iamproperty / Movebutler. Please note the property will not be marked as sold subject to contract until the appropriate identification has been provided.

FINANCIAL SERVICES
Linley and Simpson Sales Limited and Dale Eddison Limited are Introducer Appointed Representatives of Mortgage Advice Bureau Limited and Mortgage Advice Bureau (Derby) Limited who are authorised and regulated by the Financial Conduct Authority. We routinely refer buyers to Mortgage Advice Bureau Limited. We receive a maximum of £30 per referral.