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" A three bedroom SEMI DETACHED HOUSE having GAS CENTRAL HEATING, uPVC DOUBLE GLAZING and an ALARM and situated conveniently for local shops and amenities, including the Morrisons shopping complex, bus routes and primary schools, including Whitecote rated as a Good School in the latest Ofsted report only 0.6 miles away. The principal rooms are all generous, including the third bedroom and the accommodation comprises a hall, boiler room, lounge with bay, a dining kitchen, an under-utilised utility room, three bedrooms and a white bathroom and separate wc. The gardens are designed for relatively low maintenance although there is a lawned area to the rear.



Details GROUND FLOOR
ENTRANCE HALL
With stairs off to first floor and giving access to the lounge, dining kitchen and the under stairs boiler cupboard which comprises a combi central heating boiler.

LOUNGE
16' 9 x 11' 6 (5.10m x 3.50m)
Having a bay window to the front, living flame gas fire inset to a wood surround with tiled hearth and interior, centre light point and TV aerial point.

DINING KITCHEN
14' 10 x 12' 4 (4.51m x 3.75m)
Comprising a comprehensive range of contemporary base and wall cupboards incorporating an inset stainless steel sink unit with single drainer, integrated split level oven and hob with overhead filter hood, integrated washing machine and dishwasher and fridge freezer. Halogen lighting to the ceiling, fitted gas fire to the chimney breast with marble hearth and an archway leading through to the?.

UTILITY ROOM
11' 7 x 5' 6 (3.53m x 1.68m)
Originally being the kitchen and having a window to the rear, external door to the footpath and side window. This room is clearly under-utilised and offers lots of potential for partitioning into a lobby and study, playroom, hobby room, general pantry or for formal conversion into a laundry with washer, dryer, sink unit, ironing area etc.

FIRST FLOOR

BEDROOM ONE
13' 6 x 11' 7 (4.12m x 3.52m)
Situated to the front.

BEDROOM TWO
14' 9 x 10' 10 (4.50m x 3.30m)
With an outlook towards the rear.

BEDROOM THREE
11' 5 x 7' 0 (3.48m x 2.13m)
Again having an aspect to the rear. This is a larger than average third bedroom.

SEPARATE WC
With low level suite.

BATHROOM
Having a panelled bath with hand shower, pedestal washbasin, heated towel rail, half tiling to the walls and tiled floor.

LANDING AREA
With access to all first floor rooms and also giving access to the partially boarded loft which has a drop-down ladder.

OUTSIDE
The front garden is of a low maintenance design with twin gates. A footpath leads around the side of the property to a small patio area and steps lead up to the lawned garden which has low maintenance borders with shrubbery and tree screening.

DIRECTIONS
From the Morrisons supermarket complex in Kirkstall, by the junction of the A65 Abbey Road, Kirkstall Road, Bridge Road and Kirkstall Lane, proceed along Bridge Road past BHS and The Bridge Inn and continue over the River Aire bearing left at the trafffic lights onto Broad Lane. Continue through the next set of lights (only 25m from the bridge) and proceed up Broad Lane, over the Leeds & Liverpool Canal and take the first major street on the left into Kirkstall Avenue. No 27 can be found on the right-hand side.

TENURE
Freehold.

SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection.

APPLIANCES
Please note that if any appliances are included in the sale these will not have been tested by David Moor Estate Agents and we provide no warranty or guarantee thereon.

COUNCIL TAX BAND
Band B.

VIEWING ARRANGEMENTS
Please contact our Leeds office.

OFFICE HOURS
The office is open 9am - 5.30pm Monday to Friday, 9am - 5pm Saturday, and 10.30am - 4pm on Sunday. Escorted viewings and free valuations can also be conducted outside these hours by arrangement.

PURCHASING PROCEDURE
Once you are interested in purchasing this property please call at our office to make your offer and register your interest. 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.

SALES PARTICULARS
Version No 3/JM/RM/JM/RM/JM.

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