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" The property is situated on this exclusive development with excellent views to the front across open countryside and woods beyond and it does have gas central heating plus double glazing. This family sized accommodation briefly comprises:- Entrance hallway giving access to cloaks/w.c plus utility area. Superb living/dining area enjoying the fabulous views, well equipped dining kitchen. Ground floor bedroom with en-suite bathroom/w.c. First floor landing leading to two further double bedrooms plus house bathroom/w.c. Lovely gardens, parking area.

FLOOR LAYOUT PLAN PB . . PB ENTRANCE HALLWAY 5.00m x 1.70m approx (16'5' x 5'7' appro x) Entrance through a wooden door with two glazed panels into the hallway which has a light oak wood plank flooring, two double glazed windows to the front elevation, radiator, coving around the ceiling. CLOAKS AREA Hard wood door leading into a cloaks area with a ceramic tiled flooring, further hardwood door from here leading to a downstairs w.c., radiator. Hatch to roof space storage from here. UTILITY/STORAGE AREA 2.95m x 1.42m approx (9'8' x 4'8' appro x) Further hardwood door off the hallway leading through into a utility/storage area, hand basin with hot and cold taps, marble tiled flooring, hardwood door with central glazed panel leads out to the rear elevation of the property. DOWNSTAIRS W.C. 1.52m x 1.35m approx (5'0' x 4'5' appro x) With matching hand basin and low flush w.c., radiator, double glazed window to the rear elevation. LIVING/DINING AREA 7.85m x 4.04m approx (25'9' x 13'3' appro x) Hard wood door leading into the living room which has an arched barn type window to the front elevation giving superb views, also two further double glazed windows to the rear, radiator. Wooden fire surround with a tiled inset and matching raised hearth with brass surround living flame inset gas fire. Open through into the dining area. LIVING AREA DINING AREA With one radiator, double glazed window to the rear elevation. Open archway through to the dining kitchen. DINING KITCHEN 5.18m x 3.73m approx (17'0' x 12'3' appro x) Ceramic tiled flooring, double glazed window to the rear elevation plus a hard wood door with central glazed panel to the rear courtyard area plus one double glazed window to the side elevation. Good range of base units and matching high level cupboards fully fitted around in a medium oak with display cabinets with lead light glazed doors, plate rack. Melamine work surfaces, radiator, integrated fridge freezer and Rangemaster five burner gas hob with electric oven below, splashback tiling around all working surfaces, built-in Electrolux extractor hood with lighting, extractor fan to wall. DINING KITCHEN BEDROOM 1 4.93m x 3.35m approx (16'2' x 11'0' appro x) Off the hallway, door leading through to ground floor bedroom one with a double glazed windows to the front, side and rear, fitted built-in wardrobe with hanging space and shelving, radiator. Open area with his & hers hand basins with gold taps and fittings, built into a shelf unit with tiling around, electric shaver point, ceramic tiled floor. Door leading through to an under stairs storage area housing the central heating boiler and also giving a good amount of storage space. A feature of bedroom one are the stunning views across the garden and patio area and across the open countryside beyond to woods in the distance, from both aspects of the bedroom windows these views are obtained. BEDROOM 1 EN-SUITE BATHROOM 3.12m x 1.83m approx (10'3' x 6'0' appro x) Hard wood door into the en-suite which has a ceramic tiled flooring, double glazed window to the rear elevation, low flush w.c. and bath with gold taps and fittings, corner shower unit with gold surround with glass opening door and plumbed in Mira shower unit, fully tiled in the shower cubicle, radiator. FIRST FLOOR LANDING Stairs leading to the first floor and landing, wooden bannister rail to wall, radiator, double glazed window to the rear elevation. Useful area which is currently used for a work station/computer desk, etc. BATHROOM/W.C 3.25m x 1.70m approx (10'8' x 5'7' appro x) Ceramic tiled floor, radiator. Three piece suite in white with chrome taps and fittings and tiling around the bath area and round the basin. Corner shower unit with sliding glass doors housing a plumbed in period style Victorian shower head with gold fittings and being fully tiled in the shower unit. BEDROOM 2 3.48m x 3.30m approx (11'5' x 10'10' appro x) Dark wood laminate flooring, radiator, double glazed window to the front elevation affording the views across open countryside. BEDROOM 3 3.05m x 2.39m approx (10'0' x 7'10' appro x) Double glazed window to the front elevation with views, radiator, built-in cupboard with hanging space. EXTERIOR To the front of the property there is a private road leading off Wood Lane into the courtyard development. There is immediately to the front of the property a parking bay and gravelled area with wrought iron gates and fencing leading to the front of the property. Through the gates there is a paved area which could be used for further parking and immediately to the left is a good sized lawned area with wooden fencing around and a selection of established, plants, conifers, etc. Raised decked area which is fenced around and this is a superb sitting out location looking out over those country views and the woods beyond, garden shed, external lighting. From the front there is a flagstone pathway leading around the side with further storage sheds and gravelled area to the rear plus a flagstoned patio area which is accessed from the hallway, external water tap, security lighting all round the property. Leading round to the rear of the property there is a further gravelled area with flower beds around and attractive stone walling, flagstone path leading round to the rear door where there is a further gravelled area in the courtyard which is a communal area but does afford further parking immediately to the rear of number 14. EXTERIOR EXTERIOR EXTERIOR ROUTE From Wakefield proceed along Denby Dale Road (A636) towards junction 39 of the M1. Turn left onto Denby Dale Road East and proceed along here turning left up the hill onto Durkar Lane which becomes Bull Lane, you then turn left onto Boyne Hill. Take the immediate right onto Wood Lane, turn right into Old Boyne Hill Farm, then turn right into the courtyard. VIEWING For an appointment to view please contact the office. BOUNDARY OWNERSHIP The boundary ownership and tenure of the property have not been checked on the title deeds for any discrepancies or rights of way if any. (This is a standard statement on all our brochures due to the Property Misdescriptions Act). COPYRIGHT Unauthorised reproduction prohibited. MORTGAGE ADVICE Simon Blyth Estate Agents understand that getting appropriate mortgage advice is a crucial part of the home buying process. Finding a suitable mortgage has always been something of a daunting experience which is why we would like to introduce you to our independant mortgage advisors. They provide tailored mortgage solutions through a wealth of experience in the mortgage and property market and offer access to the full unrestricted range of products available.

Our advisors are dedicated to providing ongoing guidance and advice throughout the entire house purchase process keeping you, your estate agent and solicitor involved with continual updates on the progress. Once in your new home they will be available for ongoing support to build a long term relationship for your future mortgage planning.

Your home may be repossessed if you do not keep up repayments on your mortgage.

For friendly expert advice on your mortgage requirements, or to discuss the potential of making your ideas a reality then please call in or phone for a chat. FLOOR LAYOUT PLAN Sketch plan for illustration purposes only. All measurements, walls, doors, windows, fittings and appliances, their sizes and locations are shown conventionally and are approximate only and cannot be regarded as being a representation either by the seller, his agent nor 'hms design'. @ drawing by 'hms design'. Unauthorised reproduction prohibited Howard@Sumner.co.uk FREE VALUATIONS If you are thinking of a move then take advantage of our FREE valuation service, telephone our nearest office for a prompt and efficient service. IMPORTANT NOTE When we were asked to place the property on the market, certain information was not verified. In particular none of the services or fittings and equipment have been tested and we are therefore unable to give warranties of any kind. (This is a standard statement on all our brochures in compliance with the Property Misdescriptions Act). MAILING LIST Keep up to date with all our new properties. Let us know your price range, the area and type of home you require by registering on our mailing list. MEASUREMENTS Please note that all measurements are for general guidance purposes only and are approximate. Owing to variations and tolerances in metric and imperial measurements, measurements contained in the particulars must not be relied upon for ordering carpets, furniture etc. ORDNANCE SURVEY MAPS Reproduced from the 1988 Landranger 1:50 000 scale Ordnance Survey map with the permission of Ordnance survey on behalf of The Controller of Her Majesty's Stationery Office, 'c Crown copyright', Simon Blyth Estate Agents ES100011782. PLANNING PERMISSION As we are unable to confirm that the appropriate planning permission or building regulation approval was obtained you must ensure that your solicitor clarifies this matter. Q R CODE Please scan the QR Code to view our website (you will need to download a free QR Reader onto your smartphone, search the App Store and follow the on-screen instructions). OFFICE OPENING TIMES SEVEN DAYS A WEEK
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