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" ** LARGER THAN AVERAGE GARDEN TO REAR** this delightful three bedroom extended semi-detached house situated at the head of a pleasant cul-de-sac location within close proximity to local shops, schools and transport services. The spacious accommodation briefly comprises entrance hall, lounge, dining room, kitchen, three bedrooms to the first floor and combined bathroom/w.c. In addition the property has UPVC DOUBLE GLAZING, GAS FIRED CENTRAL HEATING with combination boiler, FITTED KITCHEN WITH BUILT IN OVEN, HOB AND EXTRACTOR AND WHITE BATHROOM SUITE WITH SHOWER TO BATH. Outside a BRICK PAVED DRIVEWAY leads to a DETACHED BRICK BUILT GARAGE having an ESTABLISHED LAWNED GARDEN to the front and a particular feature of the property is the GENEROUS SIZED LAWNED GARDEN at the rear being PRIVATE and ENCLOSED BACKING ONTO WOODLAND AREA. An early internal inspection highly recommended.

ENTRANCE Timber and glazed side entrance door leading to kitchen. KITCHEN 3.05m(10'0'') x 2.44m(8'0'') Having a range of units to high and low level, roll edge work surfaces incorporating four ring electric hob with extractor over and built in electric oven. Plumbed for washing machine, plumbed for dishwasher, inset one and a half bowl, single drainer sink with mixer tap, being tiled to the work sufaces with upvc double glazed window, tiled floor, arch leading to dining room and arch leading to hallway DINING ROOM 2.34m(7'8'') x 2.41m(7'11'') Upvc double glazed window, central heating radiator, dado rail, coving to ceiling. Positioned to the rear. HALLWAY 3.68m(12'1'') x 1.83m(6'0'') Having door to lounge, staircase to first floor, central heating radiator, upvc double glazed window, coving to ceiling, understairs storage cupboard, telephone point. LOUNGE 7.32m(24'0'') x 3.35m(11'0'') max Having polished wood feature fire surround, marble back and hearth with living flame gas fire, upvc double glazed window to the front elevation, upvc double glazed single sliding doors leading to rear garden, two central heating radiators, coving to ceiling, two wall light points, tv point. LOUNGE SECOND VIEW FIRST FLOOR LANDING Doors leading to bedrooms one, two, three and bathroom/w.c.. Upvc double glazed window, coving to ceiling.
BEDROOM ONE 3.66m(12'0'') x 3.05m(10'0'') Having a range of fitted wardrobes with inset vanity and overhead storage cupboards, upvc double glazed window, central heating radiator, coving to ceiling. Positioned to the front. BEDROOM TWO 3.35m(11'0'') x 3.05m(10'0'') Upvc double glazed window, central heating radiator, coving to ceiling. Positioned to the rear. BEDROOM THREE 2.74m(9'0'') x 2.13m(7'0'') Having double wardrobe with upvc double glazed window, central heating radiator, coving to ceiling. Positioned to the front.
BATHROOM 2.44m(8'0'') x 2.13m(7'0'') Having three piece white suite comprising of shaped panelled bath with shower over, pedestal wash basin, low flush w.c. Being fully tiled with two upvc double glazed windows, central heating radiator, storage cupboard housing the combination central heating boiler, loft access with ladder and light. Positioned to the rear. OUTSIDE Wrought iron gates and a brick paved driveway lead to a detached brick built garage with up and over door, power and light. There is a lawned garden to the front of the property with shrub beds. To the rear of the property is a generous size garden having patio leading to lawned areas with a large variety of plants and shrubs to the borders, being private and enclosed leading onto small woodland area at the bottom. In addition there is an outside store, water tap and lighting. OUTSIDE SECOND VIEW LOCATION From our Kippax office turn left to the mini roundabout taking the second exit rihgt onto Leeds Road, second left onto Westfield lane, continue down the hill turning right at the bottom onto Kempton Road, follow this road to the 'T' junction turning right onto Goodwood Avenue, where the property can be found at the bottom as indicated by the agents board. VIEWING ARRANGEMENTS Please contact Agent's Kippax office on (0113) 2873500.
GROUND FLOOR PLAN FIRST FLOOR PLAN This(ese) plan(s) is/are provided as a service to our customers. It/they are intended as a guide to the layout and is/are NOT to scale. All prospective purchasers must rely upon their own inspection. IMPORTANT NOTICE 1. These particulars are prepared in good faith by Mike Dobson (Estate Agents) Limited on 22nd June 2011 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.
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.
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.
OUR COMPLETE SERVICE INCLUDES: FREE VALUATION - OFFICES OPEN 7 DAYS A WEEK - FREE INDEPENDENT MORTGAGE ADVICE - NO SALE, NO CHARGE - NO HIDDEN EXTRAS WHATSOEVER AND THAT'S GUARANTEED.
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