Rooms

DIRECTIONS:
FROM THE WEST PARK RING ROAD (A6120) proceed in a westerly direction and at the roundabout by Miller and Carter Steak House turn right into Low Lane and then first left into Broadgate Lane. Proceed for barely half a mile on Broadgate Lane and then follow the road round to the left into the continuation of Broadgate Lane, then left at the “T” junction at the top into Horsforth Town Street, when the approach to the rear of this property is then approximately 30 paces along on the right (see the signpost Lea View) immediately before reaching “Very Stylish Girl” Boutique and a short distance before Horsforth Community Hub and Library.

ACCOMMODATION:
The property, which, has GAS CENTRAL HEATING also has THE ADVANTAGE OF UPVC DOUBLE GLAZED SEALED UNIT WINDOWS with decorative diamond-shaped leadwork inset, adding interest and character and the WELL PRESENTED and VERY TASTEFULLY IMPROVED ACCOMMODATION briefly comprises:

GROUND FLOOR

CHARACTERFUL FRONT DOOR
With glass panel above, provides access to the....

ENTRANCE SQUARE
With central heating radiator and laminate herringbone style "oak panelled" effect floor and door providing direct access to the.....

WELL LIT SITTING ROOM
With the continuation of the laminate herringbone style "oak panelled" effect floor from the entrance square, creating a very appealing overall appearance and with tall UPVC double glazed sealed unit window which has decorative diamond-shape leadwork inset and central heating radiator beneath. Electric glowing log effect stove on a raised tiled hearth with washed oak mantle above and a very attractive feature and very much the focal point of the room. Deep recessed low-level storage cupboard with display/bookshelves above and adding interest to the room. The original exposed pine door provides direct access from the sitting room to the.....

WELL PLANNED AND VERY TASTEFULLY RE-FITTED KITCHEN (in 2023)
With large light coloured tiles to the floor providing a very attractive contrast with the navy blue coloured units and also complementing the quartz working surfaces. The GENEROUS RANGE of base units have wide quartz working surfaces and matching upstands and incorporate a one and a half bowl stainless steel inset sink with single side drainer carved into the quartz and with chrome dual flow tap with extendable hose beneath the UPVC double glazed sealed unit window with decorative diamond-shaped leadwork and the advantage of NO OTHER PROPERTIES' WINDOWS FACING.

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beko FOUR-PLATE INDUCTION HOB and beko ELECTRIC, FAN ASSISTED OVEN with THREE-SPEED FAN/FILTER and lights in a stainless steel canopy above and with wide and tall stainless steel splash back. A unit of drawers include deep pan storage drawers and the doors to the units and the drawers have the benefit of A SOFT-CLOSING MECHANISM. INTEGRATED FRIDGE, wide storage shelves to three walls, central heating radiator, down-lights to the ceiling, for added effect and a stable-style rear outer door with nine glass panes to the top section, providing some additional natural light and with an adjacent exposed section of stone, adding interest and character, and leading to the....

DECORATIVE OPEN REAR TIMBER PORCH
With tiled floor and diamond-shape leaded single glazed side panels and the porch provides covered access to/from the stable-style outer door.

A CONCEALED FLIGHT OF STONE STEPS
Provides access from the kitchen, down to the....

BASEMENT:

LAUNDRY-UTILITY AREA
With tiled floor and exposed original stone slab, and there is plumbing for a washing machine (cold fill only), power points and an electric light. There is also EXCELLENT STORAGE SPACE for bicycles, etc, and the basement even offers potential as a SMALL HOBBIES WORKSHOP.

STAIRCASE
From the ENTRANCE SQUARE provides access to the.....

FIRST FLOOR

LANDING
From where there are the LOVELY ORIGINAL CHARACTERFUL DOORS to the bedroom and the wetroom.

BEDROOM OF IMPRESSIVE SIZE
With DEEP RECESSED FITTED WARDROBE which has two pairs of matching twin doors (providing "His" and "Hers" access) and with useful tall and deep cupboard space above and once again with two sets of twin doors.....virtually only the bed is required to complete the room! Dressing table unit with drawers plus high-level display or storage shelves. Tall UPVC double glazed sealed unit diamond-shape leaded window affording EXCELLENT NATURAL LIGHT and with deep display sill and central heating radiator beneath. NOTICE also the IMPRESSIVE HEIGHT OF THE CEILING!

LUXURY STYLE WET ROOM
(Installed towards the end of 2022) with feature MICRO CEMENT WALLS and MATCHING FLOOR COVERING and with white fittings comprising "period" style deep double ended roll-top bath with "ball and claw" style feet, central dual flow tap plus a hand held shower and with the adjacent UPVC double glazed sealed unit window, which has autumn leaf pattern glass for privacy and deep display sill, low suite WC with dual flush and wash hand basin inset in a wide vanity area with "waterfall" tap. OPEN PLAN WALK-IN SHOWER STALL with fixed tropical rain forest shower head plus a hand held shower and soap and shampoo recess. Wall mounted ladder towel radiator and sloping ceiling with feature border lighting, for added effect plus an extractor fan to the ceiling.

OUTSIDE

FRONT:
There is PEDESTRIAN ACCESS ONLY to the front of the property and from where there are a couple of stone steps with decorative wooden hand rails providing access to the front door.

BOILER STORE PLACE
Housing the wall mounted Glow worm central heating boiler and this also provides some USEFUL STORAGE SPACE.

*
Our client uses the gravelled and paved area at the rear of the property TO STAND A CAR but DOES NOT HAVE LEGAL TITLE TO THIS LAND. He has informed us, his predecessor had continuous use for over 20 years and will provide documentation obtained at the time of his purchase, to confirm this. Our client is also using part of the aforementioned area for garden relaxation furniture and barbecue equipment and also for tubs of shrubs and plant displays.

PLEASE NOTE:
The extent of the property and its boundaries are subject to verification by an inspection of the deeds.

VIEWING ARRANGEMENTS:
Strictly by appointment through Walker Smale's North Leeds property showroom in West Park, telephone 0113-2785812 (PLEASE SELECT OPTION 1) * Interested parties may wish to have a 360° VIRTUAL EXPERIENCE of this DELIGHTFUL COTTAGE HOME and are able to facilitate this by referring to our video link, after which time YOU ARE MOST WELCOME TO ARRANGE A VIEWING IN PERSON. The floor plan is intended ONLY TO PROVIDE AN ILLUSTRATION OF THE LAYOUT and please also note all room dimensions are ONLY APPROXIMATE.