* EXTENDED SEMI * * SEMI RURAL LOCATION * * VIEWS OVER COUNTRYSIDE * * VERY WELL PRESENTED * * DG & CH * * LARGE REAR GARDEN * * OFF STREET PARKING WITH SHARED DRIVE* * SINGLE GARAGE * * CUL-DE-SAC POSITION *

Located on the outskirts of Farnley in a popular 'sought after' area and conveniently situated for access to local amenities, schools, Leeds City centre and the Motorway networks. This nicely proportioned and EXTENDED THREE BEDROOM family home has a LARGE ENCLOSED REAR GARDEN which is perfect if you have young children or pets or have 'green fingers'.

On entering the property the HALLWAY has stairs rising to the first floor and access to the ground floor accommodation. The LIVING ROOM with a feature fireplace at its centre has a large window overlooking the front garden and double doors through into the extended DINING ROOM, which in turn has French doors opening onto the rear garden and ample space for a dining table and chairs. The FITTED KITCHEN is open plan to the dining room and has an abundance of fitted storage cabinets, workspace; this room opens onto the UTILITY ROOM which has plumbing for an automatic washing machine.

To the first floor there are TWO DOUBLE BEDROOMS, both of which have ample space for bedroom furniture. There is a further SINGLE BEDROOM and a FITTED BATHROOM with a modern white suite, a plumbed shower above the bath and a wall mounted wash basin.

Externally the REAR GARDEN is enclosed and has a paved seating area, a low maintenance area and a lawn. This garden backs onto farmland and for those enjoying country walks there are many public footpaths nearby. The front garden has a lawn and some planting. A DRIVEWAY provides access to a SINGLE DETACHED GARAGE which provides useful OFF STREET PARKING.

Early internal viewing is highly recommended to fully appreciate the benefits and space on offer. Viewings can be arranged by contacting our office.

EPC Rating: E

Three Bedroom Semi Detached

Ground Floor: -

Entrance Hallway: - Access via a part glazed front entrance door, stairs rising to the first floor, central heating radiator

Living Room: - Double glazed bay window to the front elevation, a modern fire surround and hearth with an inset living flame coal effect fire, ceiling coving, television point, central heating radiator, double doors through to the dining kitchen

Extended Dining Kitchen: - A good sized open plan dining kitchen which has been extended to the rear. We understand from the vendors that they have architects drawings and were granted planning permission to extend the property to the first floor.

Kitchen Area: - Double glazed window to the rear, a modern range of fitted wall, drawer & base units, wooden work surfaces, an inset double Belfast sink, space for a fridge / freezer, gas cooker with an extractor hood above, tiling to the splash-backs, inset ceiling lights

Dining Area: - Double glazed windows and French doors opening onto the rear garden, central heating radiator, inset ceiling lights, ample space for a dining table and chairs

Utility Room: - Double glazed window to the side elevation, fitted cabinets, wooden work surfaces, plumbing for an automatic washing machine, space for a tumble dryer, central heating boiler

First Floor: -

Landing: - Double glazed window to the side elevation, access to the first floor accommodation

Bedroom One: - Double glazed window to the front elevation, central heating radiator

Bedroom Two: - Double glazed window to the rear elevation, central heating radiator, access to an insulated and boarded loft space with a light via a pull down loft ladder

Bedroom Three: - Double glazed window to the front elevation, central heating radiator

Bathroom / Wc: - Double glazed window to the rear elevation, a modern white suite comprising of a panelled bath with a plumbed shower above and a glazed side screen, wall mounted modern wash basin, low flush WC, ladder style central heating radiator / towel warmer, modern tiling to the walls, laminated flooring

To The Outside: -

Gardens: - The front garden is enclosed by a low wall and has a lawn and some planting. The rear garden is a good size, enclosed by fencing and divided into several areas including a decked entertaining area, a low maintenance gravel patio, a lawn, some planting and an outside tap. A garden gate provides access to a public footpath through farmland (leads to Post Hill and towards the Beulah)

Parking: - A driveway provides access to a detached single garage

Views: -

These details have not yet been checked or approved by our Vendor and may be subject to change!!

Directions - From our Wortley office proceed down Lower Wortley Road to the traffic lights, turn right onto the Ring Road and continue. At the second mini roundabout turn left into Butt Lane, right into Water Lane, continue into Gamble lane and turn right into Hare Park Mount where number 27 can be found signified by our FOR SALE Sign

Viewing - Strictly by appointment with Kath Wells Estate Agents

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