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" NO CHAIN - IDEAL FIRST TIME BUY. EXCELLENT VALUE FOR MONEY HERE Situated in this cul de sac location this spacious family home has been fully re-decorated throughout and maintained to a high standard by the current owners. The property benefits from gas central heating and Upvc double glazing throughout. Briefly comprising: Entrance hall, living room, spacious dining kitchen, conservatory, three well proportioned bedrooms to the first floor, modern house bathroom with separate shower cubicle, large front garden, driveway providing off street parking for multiple cars, enclosed rear garden with dining patio and lawn. INTERNAL VIEWING IS ESSENTIAL TO APPRECIATE THIS PROPERTY

AREA The property is conveniently located within walking distance to Meanwood's bars, restaurants, bars and shops. The property is also close to Chapel Allerton. There are numerous transport links to the city centre, Headingley and surrounding areas on the door step of the property VENDOR COMMENT 'Having lived here for 28 years we have enjoyed raising our children and will be sorry to move. We have loved the convenience of being able to walk into the shops at Meanwood and have found the cul de sac fantastic while the children were growing up as it is quiet and felt very safe for them to play out in' GROUND FLOOR Upvc double glazed door into: ENTRANCE HALLWAY Upvc double glazed window to the sued, central heating radiator, stairs to the first floor, door into: LIVING ROOM 4.09m x 4.89m (13'5' x 16'1') Modern full standing radiators, electric pebble effect fire, laminate flooring, understairs storage, Upvc double glazed window to the door into: MODERN FITTED DINING KITCHEN 5.05m x 3.14m

(16'7' x 10'4') Upvc double glazed window, central heating radiator, space for range cooker, stainless steel splash back, stainless steel extractor fan, gas central heating boiler, plumbed for washing machine and dishwasher, ducted for dryer, partially tiled walls in cream and terra-cotta, white high gloss wall and base units, wooden work tops, cream tiled floor, double Upvc doors into conservatory DINING AREA KITCHEN AREA CONSERVATORY 2.85m x 2.53m

(9'4' x 8'4') Cream tiled floor, central heating radiator, Upvc double glazed windows, Upvc double glazed door to rear garden CONSERVATORY FIRST FLOOR LANDING Upvc double glazed window to the side, central heating radiator, loft access which is boarded and has pull down ladder and power BATHROOM Tile effect vynl flooring, white modern suite comprising of: bath, jacuzzi style shower cubicle with jets, low wc, pedestal wash basin, splash back mosaic tiling, two frosted Upvc double glazed windows to the rear, stainless steel heated towel rail BATHROOM BEDROOM 1 4.62m x 2.92 (15'2' x 9'7') Upvc double glazed window to the front, laminate flooring BEDROOM 1 BEDROOM 2 2.35m x 3.72m

(7'9' x 12'2') Upvc double glazed window to the rear, laminate flooring, central heating radiator BEDROOM 2 BEDROOM 3 2.17m x 3.08m

(7'1' x 10'1') Laminate flooring, Upvc double glazed window to the front, over stairs storage. Central heating radiator BEDROOM 3 OUTSIDE Lawned garden to the front, driveway providing off street parking, enclosed rear garden which is lawned and has dining patio area REAR GARDEN REAR GARDEN FRONT GARDEN TENURE TBC VIEWINGS Please ring us to make an appointment. We are open from 9am to 5.30pm Monday to Friday, 9am to 4pm on Saturdays and 10am to 3pm on Sundays. DIRECTIONS From our office on Stonegate Road turn left onto Stainbeck Avenue, straight on at the lights onto Potternewton Avenue, right into Farm Hill North where the property will be found a short distance round on the right hand side FIXTURES & FITTINGS NONE OF THE SERVICES OR FITTINGS AND EQUIPMENT HAVE BEEN TESTED AND NO WARRANTIES OF ANY KIND CAN BE GIVEN, ACCORDINGLY, PROSPECTIVE PURCHASERS SHOULD BEAR THIS IN MIND WHEN FORMULATING THEIR OFFERS. THE SELLER DOES NOT INCLUDE IN THE SALE ANY CARPETS, LIGHT FITTINGS, FLOOR COVERINGS, CURTAINS, BLINDS, FURNISHINGS, ELECTRIC/GAS APPLIANCES (WHETHER CONNECTED OR NOT) OR ANY OTHER FIXTURES AND FITTINGS UNLESS EXPRESSLY MENTIONED IN THESE PARTICULARS AS FORMING PART OF THE SALE. MEASUREMENTS: DUE TO THE VARIATIONS AND TOLERANCES IN METRIC AND IMPERIAL MEASUREMENTS, MEASUREMENTS CONTAINED IN THE PARTICULARS MUST NOT BE RELIED UPON FOR ORDERING CARPETS/FURNITURE ETC. THE BOUNDARIES OF THE PROPERTY HAVE NOT BEEN VERIFIED FROM A DEED PLAN; PURCHASERS ARE ADVISED TO MAKE THEIR OWN ENQUIRIES FROM THEIR OWN SOLICITOR BEFORE EXCHANGE OF CONTRACTS Please note this brochure has not been vendor checked and is subject to alteration COMPANY INFO Alan Cooke Estate Agents MW Ltd. Incorporated in England 8067460 NONE OF THE SERVICES OR FITTINGS AND EQUIPMENT HAVE BEEN TESTED AND NO WARRANTIES OF ANY KIND CAN BE GIVEN, ACCORDINGLY, PROSPECTIVE PURCHASERS SHOULD BEAR THIS IN MIND WHEN FORMULATING THEIR OFFERS. THE SELLER DOES NOT INCLUDE IN THE SALE ANY CARPETS, LIGHT FITTINGS, FLOOR COVERINGS, CURTAINS, BLINDS, FURNISHINGS, ELECTRIC/GAS APPLIANCES (WHETHER CONNECTED OR NOT) OR ANY OTHER FIXTURES AND FITTINGS UNLESS EXPRESSLY MENTIONED IN THESE PARTICULARS AS FORMING PART OF THE SALE.

MEASUREMENTS: DUE TO THE VARIATIONS AND TOLERANCES IN METRIC AND IMPERIAL MEASUREMENTS, MEASUREMENTS CONTAINED IN THE PARTICULARS MUST NOT BE RELIED UPON FOR ORDERING CARPETS/FURNITURE ETC.

THE BOUNDARIES OF THE PROPERTY HAVE NOT BEEN VERIFIED FROM A DEED PLAN; PURCHASERS ARE ADVISED TO MAKE THEIR OWN ENQUIRIES FROM THEIR OWN SOLICITOR BEFORE EXCHANGE OF CONTRACTS. "