Humber Lane, Welwick, Hull, East Yorkshire, HU12

Agents Note One

To fulfil the obligation to share material information, please visit the weblink attached. You'll find a comprehensive document containing key facts for buyers, providing valuable insights related to the property that you'll undoubtedly find useful.

Agents Note Two

HMRC is a supervisory body for money laundering regulations, of which all estate agents need to be registered. As part of this, there are multiple requirements that agents must rigorously and consistently meet to ensure they stay compliant with the regulations and protect their clients. To do this, we use an identity verification service, approved by the Government as part of the Digital Identity and Attributes Trust Framework (DIATF). This method and the process we follow to ensure compliance for your transaction come with significant time, financial and legal implications hence a portion of this is passed on. We elected for this verification process due to the speed, certainty, and accuracy it delivers. This helps us to protect all our client's interests by using the most advanced verification process to help prevent the impacts of money laundering alongside our internal manual policies and procedures while staying compliant with HMRC.

Agents Note Two Continued

The administrative charge for this process is £35 plus VAT for a sole purchaser, £60 plus VAT for two purchasers and £70 plus VAT three or more purchasers.

Main Accommodation

Ground Floor

Reception Hallway

4.67m x 2.54m (15' 4" x 8' 4")

Approach this stunning home through a heavy timber entrance door set within a decorative archway with double-glazed side windows. As soon as you step inside you will immediately feel the warmth as well as the be both captivated and enchanted by the wealth of charm and fabulous interior design of this beautiful home, it certainly feels very welcoming! As you move from room to room you will undoubtedly fall in love, we certainly did. An oak spindled staircase approach leads up to the first floor level with a built-under storage cupboard. Engineered oak floor covering in warming tones is featured here and pretty much throughout the entire property providing great continuity as well as being incredibly practical and enhancing the overall ambience of this home. Exposed ceiling beam work. Radiator. Dado rail. Ceiling coving. Front facing double-glazed window. Built in cloaks cupboard.

Guest Cloakroom/WC

With a double-glazed window that faces the front. Well appointed with a two-piece suite comprising low flush WC and wash hand basin. Ceramic tiling to the splashback areas. Radiator. Oak floor covering. Radiator.

Sitting Room

6.12m x 4.72m (20' 1" x 15' 6")

A truly beautiful room abundant in character with a plethora of features creating a wonderful ambience. Two arch-shaped double-glazed windows provide fabulous garden views together with the ingress of natural light. A full height exposed brick fireplace creates a stunning focal point with a complementing hearth. Oak floor covering. Ceiling rose. Two radiators. French doors lead through to the:

Conservatory

3.45m x 2.82m (11' 4" x 9' 3")

Providing an additional sitting room in which to sit and enjoy garden views no matter what the weather. Double-glazed windows face in three directions that providing the ingress of natural light. Double opening French style doors provide a seamless transition outside. Exposed brickwork to the walls. Radiator. Oak floor covering.

Dining Room

3.7m x 3.07m (12' 2" x 10' 1")

With a double-glazed arch-shaped window providing lovely garden views. Exposed beam work to the ceiling. Ceiling rose. Dado rail. Radiator. Oak floor covering.

Study

2.77m x 2.6m (9' 1" x 8' 6")

With a double-glazed arch-shaped window providing lovely garden views. This is a versatile room that is used by the sellers as a home office. It could provide an additional reception or bedroom should this be required. Exposed beam work to the ceiling. Ceiling rose. Radiator. Oak floor covering.

Breakfast Kitchen

7.42m x 2.97m (24' 4" x 9' 9")

Enjoying views in three-directions with double-glazed windows that face to side and rear together with French doors that provide a seamless transition outside. This is undoubtedly the heart of the home providing both kitchen and dining areas. The kitchen is superbly fitted with an excellent arrangement of oak shaker style base and wall mounted cabinets comprising cupboards and drawers with complementing laminated work surfaces and ceramic tiling to the splashback areas. Inset composite sink unit with mixer tap. Inset four-ring induction hob with an extractor hood over. Keen chefs will make great use of the free standing dark green range style cooker with a four-ring gas hob with adjacent griddle and hot plate together with built-under dual fuel ovens. Ceiling coving. Inset ceiling spotlights. Dado rail. Two radiators.

Utility Room

With a double-glazed window that faces the side. Fitted with an arrangement of oak shaker style base and wall mounted cabinets with complementing laminated work surfaces and ceramic tiling to the splashback areas. Space for an automatic washing machine.

First Floor

Landing

5.61m x 1.85m (18' 5" x 6' 1")

A sizable central landing area where two double-glazed windows face to front. Built-in cupboard housing the gas boiler. Oak floor covering. Exposed beam work to the ceiling. Radiator. Dado rail.

Principal Bedroom

5.3m x 4.67m (17' 5" x 15' 4")

Enjoying views in three-directions with double-glazed windows that face the front, side and rear. A fabulous size principal bedroom with an arrangement of built-in wardrobes along two walls. Exposed beam work to the ceiling including King trusses. Oak floor covering. Two radiators. Door leading through to the dedicated:

En-Suite Shower Room

2.62m x 1.75m (8' 7" x 5' 9")

With a double-glazed window that faces the rear. Smartly appointed with a three-piece traditional suite comprising generous walk-in shower enclosure with a fitted 'Drench' shower unit and Aqua board surrounds, wash hand basin inset to a vanity cabinet that incorporates storage and an adjacent low flush WC with a concealed cistern. Ceramic tiling to the splashback areas. Ceiling coving. Radiator. Inset ceiling spotlights.

Guest Bedroom

4.67m x 3.84m (15' 4" x 12' 7")

This is very much a guest suite! Of superb proportions and enjoying views in three-directions with double-glazed windows that face the front, side and rear. Built-in wardrobes to two walls. Oak floor covering. Exposed beam work to the ceiling. Two radiators. Door leading through to the dedicated:

En-Suite Shower Room

2.54m x 1.55m (8' 4" x 5' 1")

With a double-glazed window that faces the front. Smartly appointed with a three-piece suite in white comprising walk in shower enclosure with a fitted shower unit and Aqua boarded surrounds, wash hand basin and low flush WC. Ceramic tiling to the splashback areas on floor. Ceiling coving. Radiator.

Bedroom Three

2.67m x 2.67m (8' 9" x 8' 9")

With a double-glazed window that faces the rear. Oak floor covering. Inset ceiling spotlights. Ceiling coving. Radiator. Built in wardrobe.

House Bathroom

2.9m x 2.03m (9' 6" x 6' 8")

With a double-glazed window that faces the rear. Smartly appointed with a four-piece suite comprising panelled corner bath, walk in shower enclosure with a fitted shower unit, low flush WC and wash hand basin. Ceramic tiling to the splashback areas on floor. Inset ceiling spotlights. Radiator.

Outside

Driveway Approach

A gravelled driveway approach leads along the side of the property from Humber Lane. Double opening wrought iron gates then open to a gravelled parking courtyard where pedestrian access is also provided.

Double Garage

5.61m x 5.6m (18' 5" x 18' 4")

Detached garage of brick construction under a pitched roof with tile covering. Two roller doors to the front and personnel door to the side. Power and lighting connected. Security alarm.

Formal Garden

As you step to the rear it is hard to know where to look first however do take a moment to admire the perfect exterior as it is very aesthetically pleasing on the eye with detail giving a nod to it's origins as a Cart shed and Granary. The whole plot extends to approximately 1.3 acres in its entirety, providing a fabulous haven throughout the seasons with outdoor space for all members of the family no matter what their age and many visiting wildlife. Dusk to dawn available sunshine can be enjoyed. It is hard to know where to begin with the grounds so we’ll begin at the immediate rear of the property where a generous paved patio provides a lovely place to sit. Beyond is an extensive lawn together with a plethora of mature planting that provide a kaleidoscope of colour and textures. A fabulous fish pond creates a tranquil feature. Greenhouse. Timber built potting shed. Brick built store. External lighting.

Orchard

Here you'll find a variety of established fruit bearing trees including both cooking and eating variety of Apple, pear, plum and sweet chestnut. Raised planter. Store/store. A touring caravan is positioned here which is included within the sale.

Vegetable Plot

With dedicated plating areas.

Paddock

Generous grass paddock currently accommodating sheep.

Workshop

4.67m x 3.73m (15' 4" x 12' 3")

Of timber construction with power and lighting connected.