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" This is an excellent opportunity to acquire a three bedroom, semi-detached property located in a quiet cul-de-sac near Leeds Ring Road giving ease of access to local facilities and good commuter links. The property has Upvc double glazing with acoustic glass fitted, lounge, modern kitchen, bathroom, separate toilet, three bedrooms and gardens to the rear and front elevation. We strongly recommend internal inspection for early acquisition. Overlooks Silver Royd Hill nature area. Vacant Possession, no chain. Energy Performance Rating D Current: 65 Potentail: 84

ACCOMMODATION COMPRISES Entrance hall, through lounge, kitchen, three bedrooms, bathroom, gardens to front and rear elevations, on street parking. ENTRANCE HALL With hardwood panelled front entrance door, stairs to first floor landing, understairs storage cupboard, access to: THROUGH LOUNGE 6.73m(22'1'') x 3.65m(12'0'') narrows to 3.07 With Upvc double glazed windows to front elevation, gas fire in surround to chimney breast, access to: THROUGH LOUNGE KITCHEN 4.07m(13'4'') x 2.68m(8'10'') With a range of wall, base and drawer units giving storage, inset gas hob and oven, plumbed for washer, recess for fridge, useful pantry, understairs storage , half glazed panelled side entrance door, Upvc double glazed window to front elevation. FIRST FLOOR LANDING With Upvc frosted double glazed window to gable end, access to loft space. BEDROOM 1 3.78m(12'5'') x 3.05m(10'0'') Upvc double glazed window to the front elevation, gas wall heater. BEDROOM 1 BEDROOM 2 2.98m(9'9'') x 2.88m(9'5'') With Upvc double glazed window to rear elevation, gas wall heaters, recessed cupboard housing instant hot water heater and further storage cupboard. BEDROOM 3 2.77m(9'1'') x 2.38m(7'10'') With Upvc double glazed window to front elevation. BATHROOM With two piece bathroom suite comprising panelled bath, wash hand basin, half tiled to walls. SEPARATE TOILET With low flush W.C. TO THE FRONT Mainly lawned with well stocked borders, path leading to side gate giving access to rear garden. TO THE REAR Secure rear garden mainly lawned with well stocked borders, enclosed by fencing and hedges. The garden may be accessed from the side of the property or rear door. N.B. The vendor has made us aware that carpets, curtains and light fittings will be included in the sale of the property. The curtains and light fitting in the master bedroom will NOT be included in the sale. ENERGY PERFORMANCE RATING Energy Performance Rating D BOUNDARIES The boundaries and ownership have not been checked on the title deeds for any discrepancies or rights of way. All prospective purchasers should make own enquiries before proceeding to exchange of contracts. MEASUREMENTS All measurements are for general guidance purposes only and are approximate. Due to variations and tolerances in metric and imperial measurements, measurements contained in the particulars must not be relied upon for ordering carpets, furniture etc. SERVICES None of the services or fittings have been tested and no warranties of any kind can be given accordingly, prospective purchasers should bear in mind when formulating their offers. The seller does not include in the sale any carpets, light fittings, floor coverings, curtains blinds, furnishing, electrical / gas appliances (whether connected or not) or any other fixtures and fittings unless expressly mentioned in the particulars as forming part of the sale. This footer paragraph is an example only and should not be relied upon as complying with current legislation. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.
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