Poplar Farm Hilston Road, Roos, Hull
Sold Subject to Contract

We are delighted to bring to the market this 4 bedroomed detached former farmhouse on the fringe of the popular village of Roos.

Being sold with no onward chain and standing on a plot of approximately 1.8 acres which includes a paddock, orchard and outbuildings, the property is approached via a private tree lined driveway which leads off Hilston Road, a quiet country lane linking the villages of Hilston and Roos.

The property has been much improved by the current owners but retains many character features and briefly comprises: Entrance into Utility room, fitted kitchen, dining room, through lounge and conservatory to the groundfloor whilst upstairs there are 4 bedrooms and a 4 piece family bathroom. Externally there is a south facing enclosed garden adjoining the property together with a large paddock and orchard.

The property also enjoys mains gas central heating and UPVC double glazing together private enclosed south facing garden and classification as a residential smallholding, hence viewing is highly recommended.

LOCATION
Roos is an attractive Holderness village which lies approximately 4 miles from the popular seaside town of Withernsea. The city of Hull is also within comfortable travelling distance being approximately 16 miles by road. The village offers good local facilities including a primary school, doctors surgery, shops, public houses and a bus service. More comprehensive shopping facilities are available in Withernsea which also provides secondary education.

The accommodation comprises

Driveway
Gates from Hilston Road lead to a tree lined diveway to the property.

Entrance
UPVC door to the rear of the property leads into Utility room whilst the property can also be accessed via the front conservatory.

Utility room
With vinyl flooring and plumbing for automatic washing machine, also houses the mains gas boiler.

Kitchen 4.14m x 2.57m (13'7 x 8'5)
With a range of fitted wall and base units, contrasting work surfaces and tiled splashbacks. 4 ring halogen hob with oven under and extractor over, stainless steel 1 1/4 bowl sink with mixer taps, exposed ceiling beams, laminate flooring, central heating radiator and UPVC window to rear aspect.

Dining Room 4.24m x3.78m (13'11 x12'5)
Tiled flooring, UPVC window to front and side, inset feature fireplace with log burner, exposed beamed ceilings and central heating radiator.

Lounge 6.63m x 4.24m (21'9 x 13'11)
Feature pine fireplace with cast iron basket grate open fire and tiled hearth, ceiling coving, UPVC windows to front and side aspect and two central heating radiators.

Conservatory
Recently installed UPVC conservatory with double doors to garden.

Small front entrance hall
With stairs to first floor rooms

First floor landing
Stairs from front entrance hall to first floor landing.

Bedroom One 4.22m x 3.81m (13'10 x 12'6)
Carpeted flooring, UPVC window to front aspect, walk in wardrobe, and central heating radiator.

Bedroom Two 4.17m x 3.81m (13'8 x 12'6)
Carpeted flooring, UPVC window to front aspect, and central heating radiator.

Bedroom Three 3.63m x 2.54m (11'11 x 8'4)
Carpeted flooring, UPVC window to rear aspect, and central heating radiator.

Bedroom Four 3.35m x 1.52m (11' x 5')
Carpeted flooring, UPVC window to rear aspect, and central heating radiator.

Bathroom 2.59m x 2.54m (8'6 x 8'4)
With a four piece suite comprising a walk in shower cubicle, freestanding claw foot bath with mixer taps and hand shower, pedestal wash hand basin and low level w.c., tiled flooring, full height tiling to the walls, ceiling downlighting, fitted display shelving, heated towel rail and UPVC window to rear aspect.

Outside
The property sits on a plot of approximately 1.8 acres and is approached via a tree lined private driveway accessed from Hilston Road. To the front of the property there is a private enclosed large south facing garden laid mainly to lawn. The property also has a small orchard together with a paddock, external store with wc and a block built store shed and garage.

Outbuildings
The property has an external store with adjoining outside wc together with a block built store and garage,

Paddock
To the west of the property is the enclosed paddock.

Tenure
We understand the property to be freehold however checks should be made of Vendors solicitors

Council Tax
Council Tax Band C
East Riding of Yorkshire Council

EPC
Awaited

Additional Services:
Whitaker Estate Agents offer additional services via third parties: surveying, financial services, investment insurance, conveyancing and other services associated with the sale and purchase of your property.

We are legally obliged to advise a vendor of any additional services a buyer has applied to use in connection with their purchase. We will do so in our memorandum of sale when the sale is instructed to both parties solicitors, the vendor and the buyer.

Agents Notes:
Services, fittings & equipment referred to in these sales particulars have not been tested ( unless otherwise stated ) and no warranty can be given as to their condition. Please note that all measurements are approximate and for general guidance purposes only.

Free Market Appraisals/Valuations
We offer a free sales valuation service, as an Independent company we have a strong interest in making sure you achieve a quick sale. If you need advice on any aspect of buying or selling please do not hesitate to ask.

Whitakers Estate Agent Declaration:
Whitakers Estate Agents for themselves and for the lessors of the property, whose agents they are give notice that these particulars are produced in good faith, are set out as a general guide only & do not constitute any part of a contract. No person in the employ of Whitakers Estate Agents has any authority to make or give any representation or warranty in relation to this property.