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" ** SUBSTANTIALLY REDUCED FOR A QUICK SALE, RECENTLY TAKEN IN PART EXCHANGE BY A LOCAL BUILDER ** A well presented three bedroom semi-detached house situated in a small quiet cul-de-sac location just off Sandgate Drive, within close proximity to all local amenities. The accommodation briefly comprises entrance vestibule, lounge, dining kitchen, conservatory, three bedrooms to the first floor and bathroom/w.c. In addition the property has PVCu double glazed windows and doors (fitted August 2013), PVCu double glazed conservatory, gas central heating, modern fitted dining kitchen with built in oven, hob and extractor, integrated dishwasher, integrated fridge and freezer, re-fitted white bathroom suite with shower to bath, Burglar alarm to house and garage, driveway and gates lead to a brick built detached garage, low maintenance garden to the front with lawned garden to rear overlooking allotments. An early viewing is highly recommended.

Entrance PVCu double glazed front entrance door leading to entrance vestibule. Entrance vestibule Staircase to first floor, oak door leading to lounge, central heating radiator. Lounge 4.19 x 3.68 (13'9' x 12'1') With Adams feature fire surround, marble back and hearth with inset living flame gas fire, PVCu double glazed window, central heating radiator, coving to ceiling, two wall light points, television point, oak door leading to dining kitchen, positioned to the front. Dining kitchen 5.08 x 3.30 (16'8' x 10'10') Being fitted with a modern range of units to high and low level, roll edge work surfaces incorporating four ring gas hob with extractor over, built in electric oven, one and half bowl, single drainer sink with swan neck mixer tap, integrated dishwasher, integrated fridge and freezer, plumbed for washing machine, tiled to the work surfaces to compliment the units, coving to ceiling, central heating radiator, dado rail, down lights to ceiling, PVCu double glazed window, PVCu double glazed single sliding patio door leading to conservatory, positioned to the rear. Kitchen 2nd View Conservatory 2.77 x 2.36 (9'1' x 7'9') Being of PVCu glazed construction with french doors leading to the garden. First floor landing Oak doors leading to bedrooms one, two, three, bathroom/w.c, access point to loft being part boarded, housing the combination central heating boiler, PVCu double glazed window, storage cupboard off. Bedroom one 3.51 x 2.97 (11'6' x 9'9') PVCu double glazed window, central heating radiator, coving to ceiling, positioned to the front. Bedroom two 3.53 x 2.54 (11'7' x 8'4') PVCu double glazed window, central heating radiator, coving to ceiling, positioned to the rear. Bedroom three 2.59 x 2.03 (8'6' x 6'8') PVCu double glazed window, central heating radiator, coving to ceiling, positioned to the front. Bathroom 2.44m x 1.63m

(8'0' x 5'4') Re-fitted three piece white suite comprising rectangular panelled bath with shower over and side screen, vanity wash basin with concealed cistern low flush w.c housed in vanity display with double cupboard below. Being part tiled to the walls with heated towel radiator, panelled ceiling with down lights, two PVCu double glazed windows, positioned to the rear. Bathroom 2nd view Outside Driveway and gates lead to a detached garage with up and over door, light and alarm. The front is laid with brick paving and washed pebble to provide additional off road parking. To the rear of the property is a patio area and lawn with open outlook onto allotments. Rear View Location From our Kippax office turn left up High Street, taking the fourth turning left onto Gibson Lane, third right onto Sandgate Drive, continue along bearing right at the bend into a small cul de sac where the property can be found as indicated by the Agents board. Viewing arrangements Please contact Agent's Kippax office on (0113) 2873500.
Important notice 1. These particulars are prepared in good faith by Mike Dobson (Estate Agents) Limited on 4th November 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 procedure 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 Practises) (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.
An extremely well presented three bedroom semi-detached house situated in a quiet cul-de-sac location just off Sandgate Drive yet within close proximity to all local amenities. "