16 Garrs Lane, Grassington, North Yorkshire, BD23 5AT

This individual two double bedroomed stone cottage provides charming and well-presented living accommodation whilst enjoying an idyllic, slightly elevated location close to Grassington village centre with all amenities nearby whilst commanding spectacular long distance panoramic southerly views across the valley towards the hills.

With the advantage of a two very useful stone-built storage sheds, this excellent property includes electric wall-mounted radiators (oil-filled) and sealed unit double glazing with arguably some of the best views over Grassington.

Strongly recommended for inspection and certainly providing a unique opportunity, this well equipped character cottage offers briefly:

An entrance vestibule, a living/dining room with the potential to put in a log burning stove within the current stone fireplace (subject to relevant works) and a kitchen which is well-appointed and offers a good sized space for a traditional cottage. The property also has a cellar space with very limited head height, offering a storage space with the original stone worktop. To the first floor there are two good sized double bedrooms, the master bedroom has a cast-iron fireplace and a feature window seat looking out over Grassington and the beautiful countryside beyond. There is also the house bathroom which is fitted with a traditional three piece suite. Externally to the front of the property there is a small cottage garden with two raised flowerbeds, again benefitting from stunning panoramic views. To the rear there is a raised flower bed and two stone-built storage sheds that are accessed over the neighbours land (right of access in place).

Surrounded by the beautiful countryside of the Yorkshire Dales National Park, adjacent to the River Wharfe, the highly regarded village of Grassington is well served by a comprehensive range of amenities including a Post Office, a convenience store, a medical centre with dentist, a hardware shop, a range of other everyday shops and a great choice of venues to eat and drink. There is an excellent pre school, primary and secondary schooling and the local area is renowned for its stunning scenery providing an excellent landscape for walking, fishing, cycling, fell running, horse riding, and a range of other outdoor pursuits. Grassington hosts a very popular annual two week summer Art Festival as well as an annual Dickensian Christmas Festival.

The historic market town of Skipton known as the 'Gateway to the Dales' is only circa nine miles away to the South, providing more extensive shopping and recreational facilities together with Ermysted’s Boys Grammar School and Skipton Girls High School. Skipton includes a railway station providing regular daily services to Leeds and Bradford together with a direct service to London's Kings Cross.

Certainly representing a fantastic opportunity to own a character cottage in Grassington, the accommodation comprises in further detail:

GROUND FLOOR

ENTRANCE VESTIBULE
Hardwood double glazed front entrance door. Wall lights. Glazed panelled access door into the:

LIVING/DINING ROOM
18'3" x 11'8" with oak herringbone flooring. Exposed oak beams. Feature window seat with a hardwood double glazed window overlooking Grassington. Electric wall-mounted radiator, oil-filled. Wall lights. Stone fireplace with tiled inset and potential to fit a log burning stove (subject to relevant works). Open alcove with fitted shelving.

INNER HALLWAY
Oak flooring. Original stone stairs to the first floor.

KITCHEN
12'2" x 9'2" with fitted base units with a pine block worktop with tiled surrounds. Stainless steel bowl and drainer sink with chrome hot and cold taps. Sealed unit UPVC and hardwood double glazed windows. Exposed oak beam. Hardwood rear entrance door. Electric wall-mounted radiator, oil-filled. Plumbing for a washing machine. Recess for freestanding cooker. Extractor fan. Understair storage area with access to the:

CELLAR
8'3" x 5'8" (both maximum with reduced head height) with a barrel ceiling. Keeping space with original stone worktop. PIV ventilation system.

FIRST FLOOR

LANDING
Storage cupboard over stair. Oak flooring.

MASTER BEDROOM
13'5" x 11'8" with oak flooring. Cast iron fireplace with tiled surrounds. Electric wall-mounted radiator, oil-filled. Feature window seat with a hardwood double glazed window with one of the most beautiful panoramic views over Grassington and the surrounding countryside.

BEDROOM TWO
12'6" x 8'6" with oak flooring. Electric wall-mounted radiator, oil-filled. Hardwood sealed unit double glazed windows.

HOUSE BATHROOM
Tiled panel bath with chrome hot and cold bath taps and a Mira electric shower over. Pedestal wash basin. Low suite w/c. Chrome heated towel rail. Exposed oak beam. Sealed unit UPVC double glazed window with an in-built extractor fan. Storage cupboard with electric hot water tank.

OUTSIDE
To the front of the property there is a small cottage garden with two raised flowerbeds, again benefitting from stunning panoramic views. To the rear there is a raised flower bed and two stone-built storage sheds (both of which have power) that are accessed over the neighbours land (right of access in place). The property does have an access right to get through a neighbouring passage way which means you can access the rear space without having to go through the property.

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

TENURE
The property is subject to a flying freehold due to a property sitting above 16 Garrs Lane, the vendor has informed us that in terms of maintenance, the above property 8 Low Lane pays for any works on the roof and upper part of the building owned by them, and the 16 Garrs Lane vendor pays for any structural works that come within the lower part of the building that we own. The costs of work or repairs to any common parts or elements are shared pro rata between the owner of 16 Garrs Lane and the owner of the building above. If you are looking at purchasing the property with mortgage finance we would suggest speaking with an independent broker to assess your suitability of buying a property with a flying freehold.

SERVICES All mains services are installed with the exception of gas, the heating system is by electric wall-mounted radiators, oil-filled.

BROADBAND / MOBILE DATA SERVICES
Information obtained from Ofcom's Broadband Coverage Checker indicates that fixed-line superfast 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: JCT031126

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