Springfield, Boston Spa, Wetherby, West Yorkshire, LS23

This cleverly extended five bedroom semi detached period home with a large garage / workshop and enclosed mature gardens enjoys a quiet backwater setting close to excellent amenities in the fashionable village of Boston Spa.

This handsome semi-detached cottage with 19th century origins, limestone and rendered elevations and gas fired heating was cleverly extended over two floors approximately 25 years ago and more recently has benefitted from replacement double glazed windows and a new slate roof.

Springfield is a private lane off Boston Spa's High Street being an ideal setting for the growing family seeking a combination of privacy and convenience for local amenities. An entrance vestibule with guest cloakroom leads to an inner reception hall off which lies an elegant sitting room and a snug.

On the opposite side of the reception hall the dining room and adjoining sunroom is ideal for entertaining, being adjacent to the kitchen and a useful utility room.

On the first floor the principal bedroom has its own ensuite facility and a neighbouring home office which could also be utilised as a dressing room. There are four further family bedrooms and a playroom / store room and a family bathroom with a white contemporary suite.

The gardens to the north of the property are low maintenance borders with parking for one vehicle off the drive from Springfield. A separate driveway gives vehicular and pedestrian access to the south of Rockside (the neighbouring property also has vehicular access rights to their garden areas) with gated parking to the front of a substantial double integral garage with car inspection pit and workshop.

The south facing rear gardens comprise mature borders, planting and vegetable plots with the additional benefit of a brick built home office / garden room.

Rockside is in a highly convenient neighbourhood on the western outskirts of Boston Spa High Street which boasts a thriving range of amenities including shops, eateries and leisure activities. There is education for all age groups nearby and a wider range of amenities in the market town of Wetherby. Busy commuters will appreciate the excellent road links with Leeds, York and farther afield.

Local Authority & Council Tax Band
• Leeds City Council,
• Council Tax Band is currently D

Tenure, Services & Parking
• Freehold
• All mains services are installed
• Gated parking and double integral garage
• The property is in a Conservation Area

Internet & Mobile Coverage
For information on Internet and Mobile coverage access the Ofcom website from this link https://checker.ofcom.org.uk/

Flooding
For information on flood risks please use this link Check for flooding in England - GOV.UK

Agent’s Notes
If any issue such as location, communications or condition of the property are of material importance to your decision to view then please discuss these priorities with us before making arrangements to view.

Buyer Anti Money Laundering Checks
We are required by HMRC to undertake Anti Money Laundering checks for all buyers to the contract. These checks are carried out through iamproperty who will make a charge of £34.20 inclusive of VAT per buyer. We will also need to see proof of funding. We cannot mark a property Sold Subject to Contract until the checks have been satisfactorily completed.

Referral Fees
Where we refer a seller/s or a purchaser/s to any of the following providers (and you are welcome to use an alternative), we reserve the right to claim a reasonable commission in respect of such services which will be charged to the third party provider:- Conveyancing Provider to deal with the transfer of title and Surveyor Services. In either instance the fee/commission will not exceed £450 per case. In respect of referrals to Mortgage Advice Bureau the average fee will be approximately £450 but may vary and is case specific. Any such commission does not affect our prices to you but may result in the third party provider’s prices being higher than it may otherwise be.