This beautifully renovated and imaginatively extended two bedroom stone built town-house includes designated private parking together with a delightful cottage style garden and represents a superb opportunity for anyone searching for a compact and easy to manage two bedroom home within this sought after Yorkshire Dales location.

Piecefields is a well regarded cul-de-sac development situated close to open fields and countryside within this popular Dales village and therefore offering a delightful choice of rural walks directly from the doorstep. Number 36 has been subject to an impressive scheme of modernisation in recent years, being presented in immaculate condition throughout whilst including the installation of a stylish modern fitted kitchen with breakfast bar area together with a contemporary refitted bathroom with large walk-in shower. There are two well planned bedrooms, both enjoying views towards the surrounding Dales countryside. Externally the property benefits from designated parking within the adjacent communal car park whilst to the rear there is an easy to manage, fully enclosed level garden with small timber shed/summerhouse.

Together with the larger neighbouring town of Grassington, the very popular village of Threshfield is served by an excellent choice of shops and other amenities including a post office, a convenience store, a medical centre, a primary school, a pre school, a secondary school and also a great selection of venues to eat and drink. There is a bus stop with services to Grassington, Skipton, Buckden and Ilkley. In addition, the village also benefits from a modern Spar/mini supermarket incorporating a butchers and petrol station, open long hours from 7.00am to 10.00pm seven days a week.

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.

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 a railway station providing regular daily service into Leeds and Bradford together with a direct service to London Kings Cross.

Equipped with a modern boiler providing gas central heating together with UPVC sealed unit double glazing, this very well equipped property is offered in excellent 'ready to occupy' condition and the accommodation comprises in further detail:

ENTRANCE PORCH
With quality composite sealed unit double glazed front entrance door. Recessed ceiling spotlight. Part oak glazed door leading to:

LIVING ROOM
14'7" x 10'7" With UPVC sealed unit double glazed window. Oak effect flooring. Tall column style central heating radiator. Recessed ceiling spotlights. Open stairs leading off to the first floor together with deep built-in storage cupboard beneath incorporating light and power whilst providing space for a dryer. Part glazed door leading to:

EXTENDED AND REFITTED BREAKFAST KITCHEN
12'8" x 10'7" (both maximum) Superbly appointed with a range of stylish and contemporary grey fitted wall and base units incorporating contrasting granite effect worktop surfaces together with matching up-stands. Contrasting oak effect breakfast bar area incorporating feature pendant lighting over. Composite sink and drainer unit. Built-in Bosch electric oven. Four ring Bosch electric hob with stainless steel extractor canopy over. Integrated larder style refrigerator. Plumbing for an automatic washing machine. Concealed wall mounted Glow Worm gas central heating combination boiler. Recessed ceiling spotlights. Wall mounted extractor fan. UPVC sealed unit double glazed window and rear entrance door. Central heating radiator.

FIRST FLOOR

LANDING
With loft hatch.

BEDROOM ONE
10'7" x 9' With UPVC sealed unit double glazed window to the front enjoying views towards the surrounding fields and countryside. Central heating radiator.

BEDROOM TWO
10'7" x 6'1" With UPVC sealed unit double glazed window. Central heating radiator. Built-in cupboard over the bulkhead.

REFITTED SHOWER ROOM
Superbly appointed with a contemporary white suite comprising low suite WC with concealed cistern, floating hand wash basin and a wide walk-in shower housing a chrome mixer shower. Marble effect shower wall bording. Recessed mirror and vanity shelf. Chrome towel radiator. Natural sunlight tube to ceiling. Extractor fan. Oak effect laminate flooring.

OUTSIDE
There is a small open garden frontage and pathway whilst to the rear the property benefits from an attractive fully enclosed level garden planned for ease of maintenance incorporating a planted border together with a small timber shed/summerhouse. External cold water tap. Security light. Right of way out of the garden on foot.

The property includes DESIGNATED PARKING in the communal car park area nearby.

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

TENURE
The tenure for this property is Freehold.

SERVICES All mains services are installed.

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: SBS15102026

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