CHARMING COTTAGE WITH GENEROUS GARDEN IN THE HEART OF RUSWARP - MAKING IT IDEAL FOR ALL TYPES OF BUYERS AND PURPOSES

Situated just off Ruswarp High Street, Arch Cottage is a characterful three-storey cottage offering surprisingly spacious accommodation, a substantial garden and excellent access to local village amenities, including the primary school, village pub and butcher. This deceptive cottage offers a blend of character, flexibility and outdoor space in a sought-after village location, making it ideal for owner occupiers, holiday home buyers or investors alike. Accessed via an archway leading to the rear of the terrace, the property combines traditional charm with flexible living space. The ground floor features an open-plan kitchen, dining and living area, creating a sociable space for everyday living. The kitchen is fitted with a range of units complemented by solid beech worktops, while the dining area enjoys the character of a multi-fuel stove and views towards the front of the property. To the first floor is a generous reception room currently used as a lounge, although it could equally serve as a large bedroom. This room benefits from two sizeable windows that allow plenty of natural light and also features a second multi-fuel stove. The family bathroom is fitted with a three-piece suite including a bath with shower over, wash hand basin and WC. The second floor provides two further double bedrooms, with the principal bedroom offering potential to be reconfigured, subject to any necessary consents, to create additional sleeping accommodation if required. Externally, the property boasts a surprisingly large rear garden tucked away behind the terrace. Ideal for keen gardeners, the outside space includes a greenhouse, garden shed and a useful brick-built outbuilding. The property benefits from double glazing throughout together with recently installed gas central heating. Please note: The property is currently undergoing redecoration. Additional internal photographs are available on request and updated photography will be uploaded once the works have been completed.

Tenure

Freehold

We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. We ask all parties to complete full due-diligence on any auction property by reading a full pack prior to bidding. Come auction day (3rd November), you must be in a position to legally exchange contracts at the fall of the gavel, a 10% deposit (£5,000 min) is required and completion is set for 28 days later. You must be registered to bid, Please note that previous purchases, interest or registration through the Auction House Brand are not valid for a forthcoming auction and therefore you MUST register your interest with the office on 01642 931060. Please also note that holding an EIgroup account will not give you bidding authorisation, this authorisation can only be granted via the Tees Valley branch once all forms, documentation and completed ID checks have been received at teesvalley@auctionhouse.co.uk. for any further assistance, please do not hesitate to contact us in the office.

Ground Floor

Kitchen - 2.82m x 2.46m Lounge/Diner - 3.73m x 3.18m

First Floor

Landing Lounge/Bedroom - 4.93m x 3.33m Bathroom/WC

Second Floor

Landing Bedroom - 4.01m x 2.57m Bedroom - 5m x 3.30m

Auctioneers Notes

Property construction – Standard Electricity supply – Mains Water supply – Mains Sewerage – Mains Heating – Mains Broadband –Standard Speed – 12 mbps Mobile signal / coverage –O2 - Very Good/ Vodafone - Good Parking – On Street Building Safety – See Legal Pack Restrictions – Yes – See Legal Pack – Ruswarp Conservation Area Rights and easements - See Legal Pack Flood risk – Very Low Coastal erosion – Low Planning permission – See Legal Pack- Accessibility / adaptions – See Legal Pack Coalfield or mining area – Yes - See Legal Pack

Local Authority

North Yorkshire County Council

Solicitors

HNW Law, Suite 17, Ref: HNW Law, Tel: 01642 050800

Additional Fees

Buyer's Premium - 1.8% inc VAT of the purchase price, subject to a minimum of £1800 inc VAT, payable on exchange of contracts.

Administration Charge - £1800 inc VAT payable on exchange of contracts.

Disbursements - Please see the legal pack for any disbursements listed that may become payable by the purchaser on completion.