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SUMMARY
This semi detached house has recently under gone a programme of refurbishment throughout and is offered to the market with no upward chain. The property is ideal for a FTB or family purchaser and an internal viewing is strongly recommended.


DESCRIPTION
This semi detached house has recently under gone a programme of refurbishment and has been finished to a high standard throughout and has newly fitted carpets throughout. The property is offered to the market with no upward chain and is situated in this popular semi rural location, having easy access to the A1/M62 motorways this property is ideally place for commuters. The accommodation briefly comprises; lounge with archway leading through to the dining room, kitchen, conservatory, 3 good sized bedrooms and a house bathroom, gas central heating system and double glazing. Outside there is gardens to the front and rear and off street parking.

Entrance Hall 
Having a built in storage cupboard which contains Yale Wireless alarm system, radiator and stairs off to the first floor.

Lounge/dining Room 22' 1" x 12' 5" ( 6.73m x 3.78m )
Having a feature fire place with electric living flame effect model, wood grain effect flooring, dado rail, ceiling coving, 2 central heating radiators a double glazed window looking out to the front of the property and double glazed patio doors from the dining room to the conservatory.

Conservatory 10' 11" x 9' 6" ( 3.33m x 2.90m )
Having a tiled floor, central heating radiator and double glazed french doors giving access to the rear garden.

Kitchen 11' 4" x 8' 4" ( 3.45m x 2.54m )
Having a modern range of white shaker tile wall and floor units incorporating a 1 and a half bowl stainless steel sink. Stainless steel gas oven and extractor, built in wine rack, plumbing for automatic washing machine, tiled floor, double glazed window and door leading out to the side of the property.

First Floor Landing  
There is a built in storage cupboard and access to the loft which has a pull down ladder and has been fully boarded out and houses a wall mounted Vokera gas central heating boiler and has 2 velux double glazed windows.

Bedroom 1 12' 4" x 9' 5" ( 3.76m x 2.87m )
With ceiling coving, central heating radiator and double glazed window looking out to the front of the property.

Bedroom 2 12' 6" x 11' 8" ( 3.81m x 3.56m )
With ceiling coving, central heating radiator and double glazed window looking out to the rear of the garden.

Bedroom 3  8' 7" x 7' 11" ( 2.62m x 2.41m )
With ceiling coving, central heating radiator and double glazed window.

House Bathroom 6' 5" x 5' 6" ( 1.96m x 1.68m )
Having a white suite comprising panel bath with shower above, low flush w/c, pedestal wash basin, modern towel radiator, tiled splash areas, tiled floor and double glazed window.

Loft Room  20' 5" x 9' 9" ( 6.22m x 2.97m )
Having a pull down ladder to the loft which has been fully boarded out, including the wall mounted Vokera gas central heating boiler and two doubled velux windows.

Outside 
To the front of the property there are rod iron gates giving entry to the driveway providing off street parking to the left of this there is a lawn boarded by flower beds driveway leads to two separate out buildings one having a low flush w/c, the other outbuilding providing helpful storage space. To the left of these outbuildings there is access to the private rear garden which has a patio, a pebbled area and a shaped lawn bordered by flower beds, a paved pathway to the end of the garden leads to an outbuilding measuring 22 ft 2 by 16 ft 8, which also has an inspection pit. With this property there is potential to rent a single garage from the council for a nominal annual rent.

Extension 
Also to include in the sale of the property drawings and a building specification for a two storey extension to the property. Planning permission was previously approved but now lapsed.


DIRECTIONS
Leave Pontefract by the A645 to Knottingley turn left sign posted the A1 north, join the dual carriage way continuing along to the roundabout proceeding straight across then taking the next turn sign posted Byram continue over the fly over straight ahead at the roundabout onto Sutton Lane taking the first left into West Acres.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.