22 Park Croft, Gargrave, BD23 3DY

Beautifully constructed to an unusually high specification in reclaimed random stonework only circa four years ago by the well regarded local developer R N Wooler & Co. Limited, this truly exceptional semi-detached property is presented in immaculate 'Show Home' condition throughout and provides particularly spacious six bedroom accommodation arranged over three floors including four luxury bathrooms.

Situated in a superb position within this exclusive cul-de-sac development enjoying delightful views over the adjacent Leeds/Liverpool canal, this outstanding semi-detached property offers rooms of generous proportions throughout whilst being imaginatively designed to incorporate a range of attractive features such as a living room with wood burning stove and bay window, a two storey galleried landing with feature Georgian style fan light window, an impressive open plan living/dining kitchen equipped with granite worktop surfaces incorporating a matching island and opening through to the children’s play room/snug and an extremely spacious en-suite master bedroom incorporates a Juliet balcony enjoying scenic views over the canal at the rear.

Including the remainder of a ten-year NHBC Warranty, this extremely well-equipped home also benefits from a high level of thermal insulation resulting in lower running costs together with an efficient mains gas central heating system incorporating 'zoned' underfloor heating to the ground floor. The accommodation is also equipped with a security alarm system.

Externally the property benefits from a resin bound driveway providing private parking whilst leading to the garage. To the rear there is a delightful enclosed patio garden, thoughtfully designed for ease of maintenance being fully paved with beautiful natural stone flags, raised flowerbeds and with perimeter fencing providing a good level of shelter and privacy.

Surrounded by beautiful open countryside close to the edge of the scenic Yorkshire Dales National Park, the very popular village of Gargrave benefits from a particularly good range of shops and other amenities including a Co-operative Food grocery store, a village hall, a well-regarded primary school and nursery, a church, a railway station and a good selection of venues to eat and drink. The village is situated only four miles from the town of Skipton and is blessed with many delightful walks, including scenic level routes along both the River Aire and the Leeds/Liverpool canal towpath.

The 127 mile Leeds Liverpool canal is considered to be the longest of its type in Britain and played an innovative logistical role during the Industrial Revolution to transport coal, textiles and other goods/merchandise. The canal now serves as a unique leisure and recreational environment, offering an ideal habitat for a diverse range of birds and other wildlife whilst gently meandering its way through a mix of both rural and urban landscapes. The local towpath has undergone significant improvement works in recent years and provides an excellent level route away from busy roads ideal for walking, running, cycling, fishing and bird watching. The Gargrave section of the canal includes impressive 'locks' to both ends of the village, incorporating magnificent water gates which are still in regular daily operation. Gargrave sits directly on the route between Burnley, Nelson and Barnoldswick to the west whilst the towns of Skipton, Silsden, Keighley and Bingley (with the famous 'Five Rise Locks') are situated to the east.

The increasingly popular nearby historic market town of Skipton has won many accolades in recent years, being independently judged to be one of the best areas to live in the UK via multiple media sources. The town offers the perfect combination of excellent schooling, easy access to countryside and an extensive choice of leisure, shopping and recreational facilities.

Strongly recommended for inspection, this significantly upgraded modern detached home comprises in further detail:

GROUND FLOOR

SPACIOUS RECEPTION HALL
With quality composite leaded sealed unit double glazed front entrance door together with matching side panel. Recessed ceiling spotlights. Oak effect LVT flooring equipped with underfloor heating. Stairs leading off to the first floor incorporating an oak handrail and spindled balustrade. Built-in store cupboard.

GROUND FLOOR WC
Equipped with a modern white two-piece suite comprising low suite WC together with a hand wash basin set on a vanity cupboard. Oak effect LVT flooring equipped with underfloor heating. Recessed ceiling spotlights. Extractor fan.

LIVING ROOM
18'04" x 11'05" (both maximum plus bay) With wide sealed unit double glazed bay window to the front and two matching windows to the side, all with bespoke fitted shutters. Contemporary wood burning stove set within a recessed opening incorporating stone hearth. Underfloor heating. Bespoke RNW fitted cabinetry and display shelves.

OPEN PLAN LIVING/DINING KITCHEN
18'05" x 14'6" Superbly appointed with a range of contemporary light grey fronted wall and base units incorporating luxurious granite worktop surfaces. Matching up-stands. Contrasting Navy Island/breakfast bar. A one and a half bowl recessed sink with drainer grooves into the worktop surface. AEG induction hob with matching AEG extractor canopy over. High level twin cavity AEG electric oven/grill. Integrated Bosch dishwasher. Recessed ceiling spotlights. Sealed unit double glazed windows to the rear overlooking the Leeds/Liverpool canal. UPVC sealed unit double glazed patio doors leading to enclosed rear patio garden. Oak effect LVT flooring equipped with underfloor heating. Open through to:

CHILDREN’S PLAY ROOM/ SNUG
12’09” x 6’02” With sealed unit double glazed window. Oak effect LVT flooring equipped with underfloor heating.

UTILITY ROOM
11’04” x 8’04” Superbly appointed to a high specification incorporating an excellent range of navy fronted fitted wall and base cupboards together with granite worktop surfaces. Stainless steel sink and drainer unit. Bespoke RNW cloaks storage to match utility room units. Plumbing for an automatic washing machine. Space for a dryer. Recessed ceiling spotlights. Sealed unit double glazed window. Extractor fan. Tall broom cupboard. Oak effect LVT flooring.

FIRST FLOOR

GALLERIED LANDING
A superb two storey space being open to the roof rafters above and incorporating an impressive feature sealed unit double glazed Georgian style fan light window to the front. Oak spindles and handrail leading up to the second-floor galleried landing. Sealed unit double glazed Velux roof window. Central heating radiator. Please note the chandelier light fitting shown in the photographs is not included in the sale.

SPACIOUS MASTER BEDROOM
16'05" x 14'06" (plus wardrobes) With sealed unit double glazed windows enjoying delightful views at rear over the Leeds/Liverpool canal. UPVC sealed unit double glazed French doors leading to Juliet Balcony. Full width range of contemporary fitted wardrobes. Central heating radiator.

LUXURIOUS EN-SUITE SHOWER ROOM
Superbly appointed with a contemporary white suite comprising low suite WC, wide hand wash basin set on a vanity cupboard and a wide walk-in shower enclosure housing a chrome dual/drench head mixer shower. Complementary wall and floor tiling. Electric underfloor heating. Dual fuel chrome towel radiator. Recessed ceiling spotlights. Extractor fan. Wall mounted mirrored cabinet incorporating a light and shaver point. Sealed unit double glazed window.

HOUSE BATHROOM
Superbly appointed with a four-piece white suite comprising low suite WC, wide hand wash basin set on a vanity cupboard, a fitted bath and a walk-in shower enclosure housing a chrome dual/drench head mixer shower. Complementary wall and floor tiling. Dual fuel chrome towel radiator. Sealed unit double glazed window. Recessed ceiling spotlights. Extractor fan. Wall mounted mirrored cabinet incorporating a light and shaver point. Electric underfloor heating.

BEDROOM TWO
14'01” x 11'08" With sealed unit double glazed window to the front. Central heating radiator.

LUXURIOUS EN-SUITE SHOWER ROOM
Superbly appointed with a contemporary white suite comprising low suite WC, wide hand wash basin set on a vanity cupboard and a walk-in shower enclosure housing a chrome dual/drench head mixer shower. Complementary wall and floor tiling. Sealed unit double glazed window. Recessed ceiling spotlights. Extractor fan. Dual fuel chrome towel radiator. Electric underfloor heating. Wall mounted mirrored cabinet incorporating a light and a shaver point.

BEDROOM THREE
11'04" x 10' With sealed unit double glazed window to the front. Central heating radiator.

SECOND FLOOR

GALLERIED LANDING
With oak spindled balustrade. Sealed unit double glazed Velux roof window. Recessed ceiling spotlights. Central heating radiator.

BEDROOM FOUR
16'04" x 14'06" (Plus Wardrobes) With two sealed unit double glazed Velux roof windows incorporating black-out blinds. Central heating radiator. Full width range of contemporary fitted wardrobes.

BEDROOM FIVE
13'05" x 11'08" With sealed unit double glazed Velux roof window incorporating black-out blind. Central heating radiator.

BEDROOM SIX/ STUDY
11’04” x 9’06” With sealed unit double glazing. Bespoke RNW fitted desk and storage. Two eaves storage cupboards. Recessed ceiling spotlights.

SHOWER ROOM
Superbly appointed with a contemporary white three-piece suite comprising low suite WC, wide hand wash basin set on a vanity drawer unit and a wide walk-in shower incorporating a chrome dual/drench head mixer shower. Complementary wall and floor tiling. Electric underfloor heating. Dual fuel chrome towel radiator. Recessed ceiling spotlights. Extractor fan. Wall mounted mirrored cabinet incorporating a fitted light and shaver point. Eaves storage cupboard.

OUTSIDE
To the front there is an easy to manage garden incorporating lawn together with colourful borders. External lighting. Gated access to the side. The property benefits from a private resin bound driveway leading to the:

INTEGRAL GARAGE
11'06” x 10'02" With remote controlled sectional style door to the front. Sealed unit double glazed window. Light and power. Worcester gas central heating boiler.

To the rear the property benefits from a particularly attractive, fully enclosed patio garden adjoining the banks of the Leeds/Liverpool canal providing a very appealing feature. The rear garden is planned for ease of maintenance and includes natural Indian stone flagging and raised colourful flower beds. Pergola. External lighting. External power. External cold-water tap.

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

SERVICES All mains’ services are installed.
TENURE
The tenure for this property is Freehold.

BROADBAND / MOBILE DATA SERVICES
Information obtained from Ofcom's Broadband Coverage Checker indicates that fixed-line ultrafast 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: AJT090926

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