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" *** A well-presented property in a cul-de sac location with a conservatory *** An early internal inspection is recommended at this three bedroomed semi-detached property situated in a cul-de sac location within close proximity to local shops, school and transport services. The accommodation briefly comprises entrance hall, lounge/dining area, kitchen, conservatory, ground floor W.C, first floor landing, three bedrooms and combined bathroom/W.C. In addition the property has gas fired central heating with combination boiler, PVCU double glazed windows and entrance doors, PVCU double glazed conservatory, modern re-fitted kitchen with built in oven, hob & extractor, integrated fridge/freezer, fitted wardrobes to bedroom 1. Outside is a brick paved driveway extending to the front of property providing ample off street parking leading to detached garage (only used as storage) and an enclosed paved garden to the rear ***

ENTRANCE HALL With PVCu double glazed entrance door. Staircase to first floor. Door to lounge. Door to ground floor w.c. Telephone point. PVCu double glazed window. GROUND FLOOR W.C. With low flush w.c. and a vanity wash basin. Central heating radiator. Laminate flooring. LOUNGE/DINING AREA 7.26m x 3.35m red to 9'11' (0.18m x 0.08m red to 3 With Adam style feature fire surround with marble back and hearth housing living flame gas fire. 2 x central heating radiators. PVCu double glazed bay window to the front elevation. PVCu double glazed single sliding patio door to conservatory. Coving to ceiling. Positioned to the front. CONSERVATORY 2.13m x 2.11m

(7'0' x 6'11') Being of PVCu double glazed construction with french doors leading to rear garden. KITCHEN 3.96m x 2.08m

(13'0' x 6'10') Being refitted with a modern range of wall and base units with roll edged work surfaces incorporating one and a half bowl/single drainer stainless steel sink unit with mixer tap. 4 ring gas hob with extractor hood over. Built in electric oven. Integrated fridge/freezer. Plumbed for washing machine. Wall mounted gas fired combination boiler. Tiled to the work surfaces. Laminate flooring. PVCu double glazed window. PVCu double glazed side entrance door. Downlights to ceiling. Door to pantry. Positioned to the rear. FIRST FLOOR LANDING Doors leading to bedrooms 1, 2, 3 and bathroom/w.c. Access point to loft. PVCu double glazed window. Downlights to ceiling. BEDROOM 1 3.96m into bay x 2.74m to robes (13'0' into bay x With a range of fitted wardrobes with mirror fronted sliding doors. PVCu double glazed bay window. Central heating radiator. Positioned to the front. BEDROOM 2 3.05m x 3.00m

(10'0' x 9'10') With PVCu double glazed window. Central heating radiator. Positioned to the rear. BEDROOM 3 3.05m x 2.11m

(10'0' x 6'11') With PVCu double glazed window. Central heating radiator. Positioned to the rear. BATHROOM/W.C. 1.96m x 3.05m

(6'5' x 10'0') Being combined with three piece sujite comprising rectangular panelled bath with shower over, vanity wash basin and a low flush w.c. PVCu double glazed window. Heated towel radiator. Part tiled. Laminate flooring. Positioned to the front. OUTSIDE To the front of the property is a brick paved driveway extending across the front providing ample off street parking and leading to a detached garage (no car access - can only used for storage). To the rear is an enclosed low maintenance being laid with paving. Outside tap. Outside lighting. VIEWING ARRANGEMENTS Please contact Agent's Garforth office on Leeds (0113) 2864276 LOCATION From Garforth take the A642 towards Wakefield. The first village you reach is Swillington. Follow the A642 through the village taking the last turn off on the right hand side on to Swillington Lane. From Swillington Lane take the first turning off on the right hand side on to Woodland Drive. Take the first right on to Hill Crest and Woodland Grove is then the next turning off on the right hand side IMPORTANT NOTICE 1. These particulars are prepared in good faith by Mike Dobson (Estate Agents) Limited on 6th 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. 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 Financial Services Limited. 2PM are part of the Mike Dobson group of trading partners. They are not tied to any one bank, building society or insurance company. 2PM's 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 Financial Services 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. "