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" A FANTASTIC OPPORTUNITY TO PURCHASE AN EXTREMELY WELL PRESENTED THREE BEDROOMED SEMI DETACHED HOUSE situated within Garforth and within close proximity to local shops, schools and transport services. The accommodation briefly comprises entrance porch, lounge, dining room, kitchen, first floor landing, bedroom one, two, three and shower room/w.c. In addition the property has PVCu double glazed windows and entrance doors, gas fired central heating with Valiant combination boiler being approximately five years old and being serviced on an annual basis since installation, cavity wall insulation, loft insulation with the loft being carpeted and having power and light, modern fitted kitchen with four ring ceramic hob with extractor over, built in gas oven and integrated fridge/freezer, fitted wardrobes to bedroom one, furniture to be included in bedroom two and three piece white modern shower room suite with corner shower cubicle. The property also has an alarm system. Outside to the front of the property is a low maintenance garden, a driveway provides off road parking which is also covered by a car port. The rear garden is accessed via a timber access gate and is a fully enclosed private lawned garden with crazy paved seating area and covered decked seating area. WE DO RECOMMEND AN EARLY VIEWING TO AVOID DISAPPOINTMENT.

Entrance Hall 6'2' x 5' (1.88m x 1.52m) PVCu double glazed wood grain front entrance door. Three PVCu double glazed windows. Door leading to lounge. Wood effect laminate flooring. Low level storage cupboard. Wall mounted electric heater. Positioned to the front. Lounge 14'7' x 14'4' (4.45m x 4.37m) Having a wooden feature fire surround with marble back and hearth with gas fire. PVCu double glazed window to the front. PVCu double glazed window to the side. Central heating radiator. Double doors leading to dining room. Staircase leading to first floor landing. Central heating control panel. Coving to ceiling. TV point. Telephone point. Positioned to the front. Lounge View 2 Lounge View 3 Dining Room 9'6' x 7'9' (2.90m x 2.36m) PVCu double glazed window. Sliding door leading to the kitchen. Central heating radiator. Storage cupboard underneath the stairs housing the Valiant combination boiler being approximately five years old and being serviced annually since installation with the last service being carried out in 2017. Coving to ceiling. Positioned to the rear. Dining Room View 2 Kitchen 9'10' x 6'8' (3.00m x 2.03m) Having a modern range of wall and base units with under cupboard lighting and roll edged work surfaces incorporating one and a half bowl single drainer stainless steel sink unit with mixer tap. Four ring ceramic hob. Extractor over. Built in gas oven. Integrated fridge freezer. Plumbing for washing machine. Part tiled to the walls. Tiled flooring. PVCu double glazed window. PVCu double glazed wood grain rear entrance door. Positioned to the rear. Kitchen View 2 Kitchen View 3 First Floor Landing 7'9' x 5'10' (2.36m x 1.78m) Doors leading to bedroom one, two, three and shower room/w.c. PVCu double glazed window. Coving to ceiling. Access point to the loft with pull down ladder being fully insulated and carpeted with power and light. Bedroom One 13'9' x 8'5' (4.19m x 2.57m) Having two double fitted recessed wardrobes. Additional storage cupboard with shelving inside. Matching drawer pack to one wall. To include the matching bedside cabinets. PVCu double glazed window. Central heating radaitor. TV point. Telephone point. Coving to ceiling. Positioned to the front. Bedroom One View 2 Bedroom One View 3 Bedroom Two 9'2' x 8'2' (2.79m x 2.49m) To include the triple wardrobe with sliding doors, matching drawer pack and bedside cabinet. PVCu double glazed window. Central heating radiator. Coving to ceiling. Positioned to the rear. Bedroom Three 10'8' max x 5'11' (3.25m max x 1.80m) PVCu double glazed window. Central heating radiator. Storage cupboard over the bulkhead. Positioned to the front. Shower Room/W.C. 6'1' X 6'1' (1.85m X 1.85m) Being a modern three piece white suite comprising vanity wash basin with double cupboard below and cupboards to the right hand side of the basin, low flush w.c with concealed cistern and corner shower cubicle. Fully tiled to the walls. Tiled flooring. PVCu double glazed window. Ladder style central heating radiator. Extractor fan. Positioned to the rear. Outside To the front of the property is a low maintenance garden being mainly paved with a few shrubs. A driveway provides off road parking leading to further off road parking covered by a car port. Outside security light to the car port. Timber access gate leads to the rear of the property. To the rear of the property is a private lawned garden with washed pebble stone border and crazy paved pathway leading to a crazy paved area and greenhouse. There is also a decked seating area which is covered. Outside tap to the rear of the property. Outside dusk to dawn light to the rear. Outside double power point to the rear. Covered Decked Seating Area Outside View 2 Location From the A63 Leeds/Selby Road turn left on to Ninelands Lane at the traffic lights. Proceed along Ninelands Lane and then take the second right on to Hazelwood Avenue, first left on to Fairburn Drive and Kennet Lane is then the first left. Viewing Arrangements Please contact Agent's Garforth Office on (0113) 2864276. Opening Hours Our offices are open Monday - Friday: 9am to 5pm, Saturday: 9am to 3pm, Sunday: 11am to 3pm. Important Notice 1. These particulars are prepared in good faith by Mike Dobson (Estate Agents) Limited on 25th November 2017 to give a fair overall view of the property and do not constitute any part of an offer or contract. They must not be relied upon as statements or representations of fact. All measurements are given as a guide only and no liability can be accepted for any errors arising from them 2. Photographs depict only certain parts of the property. It should not be assumed that the contents/furnishings, furniture etc. Photographed are included in the sale. 3. Nothing in these particulars shall be deemed as fact or a statement that the property is in good structural condition or otherwise. No responsibility is taken for any error, omission or mis-statement. 4. Purchasers should check all services/appliances/equipment are in good working order prior to exchange of contracts as these have not been tested and no warranty can be given as to their condition. Mike Dobson (Estate Agents) Limited nor its employees have any authority to make or give representations or warranties whatever to this property. Purchasing Procedures Once you are interested in purchasing this property, please call at our local office to make your offer. This should be done before contacting a Building Society, Bank or Solicitor. Any delay may result in the property being sold to someone else and survey and legal fees being unnecessarily incurred. In compliance with the Estate Agents (Undesirable Practices) (No 2) Order 1991, we are under an obligation to check into a purchaser's financial situation before recommending an offer to a Vendor. Therefore, prior to any offer being accepted you will be required to make an appointment in order for us to financially qualify your offer. If you are making a cash offer which is not subject to the sale of a property, written confirmation of the availability of the cash will be required before your offer can be qualified. MIKE DOBSON (ESTATE AGENTS) LTD offer a comprehensive, independent mortgage services which is free of charge to both Vendors and Purchasers. Mortgages We offer access to independent mortgage advice through our trading partner 2PM and are part of Mike Dobson group of trading partners. They are not tied to any one bank, building society or insurance company. 2PM advisors search the whole market to obtain the best rates and deals available for mortgages and insurance products. This service is FREE OF CHARGE and quotations are available without obligation. Weekend and evening appointments are available. Contact your local office for further details. 2PM are directly authorised and regulated by the Financial Services Authority. YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE. These details are for guidance only and complete accuracy cannot be guaranteed. If there is any point, which is of particular importance, verification should be obtained. They do not constitute a contract or part of a contract. All measurements are approximate. No guarantee can be given with regard to planning permissions or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are NOT necessarily included. Interested parties are advised to check availability and make an appointment to view before travelling to see a property. "