Butts Lane, Tibthorpe, Driffield, East Riding of Yorkshire, YO25 9LE

INVITING OFFERS BETWEEN £300,000 - £325,000 FULL WALK-THROUGH VIDEO!

DETACHED CHARACTER COTTAGE IN A PEACEFUL RURAL SETTING This property is Contract Ready, the legal work has already started, saving time, reducing risk, and helping your move go smoothly.

See below for details. Owner’s Thoughts “It's the peace and quiet that we love most, and the quirky layout, along with the wonderful wildlife around the garden.

There are lots of different places to sit and enjoy the garden, and the cottage has a way of somehow welcoming you in.

What We Love “What really stands out is how deceptive the cottage is from the outside, with a surprisingly generous layout and several ways to enjoy the garden.

The combination of two double bedrooms, both with en suites, sociable kitchen and peaceful Wolds setting gives it real versatility.” The Rest Of The Story Tucked away in the rural Wolds village of Tibthorpe, the cottage is delightfully and surprisingly spacious.

The accommodation is difficult to fully appreciate without stepping inside, with a quirky layout, generous living spaces and a number of features that give the property a characterful feel.

The cottage was fully refurbished in 2018. A hallway with useful cloakroom space leads into the light and bright lounge.

This is a lovely generous space, centred around a log burner, with three Velux windows above, together with windows overlooking the garden and to the side.

Double doors lead through to the sunroom, which in turn provides access to the garden via sliding patio doors.

An inner hallway houses the stairs to the first floor and gives access to a useful WC and utility room, with fitted washing machine.

At the centre of the cottage is the kitchen, fitted with plenty of storage, using modern white handleless units.

A central island, with a hardwood worktop houses a fully-fitted dishwasher, and an induction hob.

Wall units house an integrated double oven and fridge freezer, while the tiled floor and wooden worktops give the room a blend of modern practicality and traditional character.

There is also space for a dining table, creating a sociable area for everyday living and entertaining. The kitchen provides further access to the sunroom and rear garden.

A ground floor double bedroom has sliding patio doors opening directly onto the rear garden and benefits from an en suite bathroom with a P-shaped bath and mains shower over, together with a modern suite and useful vanity storage.

Upstairs, the spacious landing has windows overlooking the neighbouring fields and towards the front, making this a peaceful space that could work well as a study or simply somewhere to sit and enjoy the surroundings.

The second double bedroom has side and rear windows and its own en suite shower room with a fitted shower cubicle. Internal oak doors add to the quality finish throughout.

Outside, the garden can be accessed from several points, with a raised lawn, mature borders, storage shed and summer house.

The summer house opens onto the garden, while steps lead down to a gravelled seating area accessible from both the ground floor bedroom and sun-room.

A small garage sits to the rear and there is parking to the front of the cottage for multiple vehicles.

Set in a peaceful rural location and surrounded by countryside, the cottage is a haven for wildlife in a tucked away village setting. Tenure The property is freehold.

Council Tax Council Tax is payable to the TBC Council.

From verbal enquiries, we are advised that the property is shown in the Council Tax Property Bandings List in Valuation Band -TBC Fixtures & Fittings Certain fixtures and fittings may be purchased with the property but may be subject to separate negotiation as to price.

Disclaimer The agent has not had sight of confirmation documents, and therefore the buyer is advised to obtain verification from their solicitor or surveyor.

Viewings Strictly by appointment with the sole agents.

Mortgages We will be pleased to offer expert advice regarding a mortgage for this property, details of which are available from our Driffield office.

Your home is at risk if you do not keep up with repayments on a mortgage or other loan secured on it. Valuation/Market Appraisal: Thinking of selling or struggling to sell your house?

More people choose Beercocks in this region than any other agent. Book your free valuation now!

Important Buyer Information: To progress your offer, we are legally required to verify your identity, confirm your source of funds, and assess affordability. This process incurs a fee of £50 (inc.

VAT) for sole buyers, or £100 (inc. VAT) for joint buyers, regardless of the number of individuals involved.

What Contract Ready Means for You — the Buyer When a seller is Contract Ready, it means all the key legal documents are prepared before a sale is agreed, so everything’s ready to go as soon as the offer is accepted, with no cost to you.

This includes: • Proof of ownership and authority to sell • Seller’s Property Information Forms (TA6, TA10) • Draft contract of sale Your solicitor usually receives the full legal pack within 48 hours, so they can get to work immediately.

How this helps you: • Reduces the number of enquiries going back and forth • Smoother and potentially quicker sale • Lowers the risk of the sale falling through