Coltman Row, Roos, Hull, HU12

Guide Price £170,000 - £180,000 plus Reservation Fee

This charming three-bedroom traditional cottage has been thoughtfully restored to a high standard, combining character and charm with practical modern living. Deceptively spacious, the property offers a surprising amount of accommodation, including a separate utility room, ground-floor cloakroom and a generous garden with rear pedestrian gate access. Offering excellent value for money, this attractive home presents an opportunity to enjoy a fantastic rural and coastal lifestyle.

The ground-floor accommodation centres around a generous lounge/dining room, providing an inviting space to relax and entertain. The property also benefits from a separate utility room and ground-floor cloakroom/WC, adding welcome convenience to everyday living.

To the first floor are three good-size bedrooms and a shower room. The light and spacious landing provides a particularly useful additional area which could double as a home office, ideal for those working remotely or requiring a dedicated workspace.

Externally, the property boasts a generous rear garden, offering plenty of outdoor space to relax, entertain or enjoy the surrounding countryside. The garden also benefits from a timber storage shed with power and lighting, providing useful additional storage or workspace potential. A rear pedestrian gate offers convenient additional access.

The Village of Roos

Situated in the quaint village of Roos, this property enjoys a peaceful village setting while remaining within easy reach of the East Yorkshire coastline. Roos offers a good choice of local amenities, including a well-renowned village butchers just a stone's throw away. The surrounding countryside and nearby coastal destinations provide plenty of opportunities for walks, outdoor pursuits and enjoying the area's natural beauty. The village offers an appealing balance of rural tranquillity and access to everyday essentials.

With its thoughtful restoration, generous accommodation, useful additional facilities and attractive village location, this cottage offers a wonderful opportunity for buyers seeking character, space and a more relaxed way of life. Early viewing is strongly recommended.

Key Features
Traditional Three-Bedroom Cottage
Thoughtfully Restored to a High Standard
Deceptively Spacious Accommodation
Generous Lounge/Dining Room
Separate Utility Room
Ground-Floor Cloakroom/WC
Three Good-Size First-Floor Bedrooms
Light and Spacious Landing
Ideal Space for a Home Office
First-Floor Shower Room
Generous Rear Garden
Timber Storage Shed with Power and Lighting
Rear Pedestrian Gate Access
Quaint Village Location
Good Choice of Local Amenities
Well-Renowned Village Butchers Nearby
Easy Reach of the East Yorkshire Coast
Attractive Rural and Coastal Lifestyle

Fees, Exclusivity & Disclaimer

Reservation Fee:
Upon acceptance of an offer, the Buyer is required to pay a non-refundable Reservation Fee of 1.5% of the purchase price (minimum £2,500 + VAT). This fee is in addition to the purchase price. Once paid, the property will be immediately taken off the market, preventing gazumping, reducing delays, and providing peace of mind.

Refund Policy:
The Reservation Fee may be refunded only in specific circumstances, including:

The seller withdrawing from the sale
A chain collapsing beyond the Buyer's control
Significant structural issues confirmed by a qualified structural survey
For full details of refund eligibility, please contact our office.

Exclusivity:
Upon payment of the Reservation Fee, Rezee grants the Buyer a fixed exclusivity period of 90 days from the issue of draft contracts. During this time, the property is reserved exclusively for the Buyer.

Buying Process:

Register your interest
Prepare your finances
Arrange a viewing
Make an offer
Secure the sale via our secure system
Exchange and complete
Important Information & Disclaimer:
A Ready Sale Pack containing detailed property information is available. Buyers are advised to review this pack and undertake their own due diligence before committing to purchase.

Buyers must verify their identity and provide proof of funds as part of our compliance process.

Rezee may offer related services, including conveyancing, mortgage advice and surveying, and may receive referral fees from third-party providers.

Whilst every care has been taken in preparing these sales particulars, they do not constitute any part of an offer or contract and should not be relied upon as statements of fact. Buyers should satisfy themselves as to the accuracy of all information provided.

Stamp Duty (SDLT):
Liability for Stamp Duty Land Tax depends upon the purchase price and the buyer's individual circumstances. Purchasers should seek advice from their solicitor or tax adviser to establish whether SDLT is payable and, if so, the amount due.

Rezee's Approach:
Our innovative selling process provides a secure and transparent way to buy property, helping to reduce the risk of failed transactions and providing greater certainty for both buyers and sellers.