Rooms

AMENITIES:
Situated in a popular and very convenient residential location, to the north-west of Leeds, only several minutes drive from West Park, Kirkstall centre and the "vibrant" area of Headingley, the property is also approximately four miles from Leeds city centre. There is also the advantage of quick, easy access to the West Park/North Leeds ring road (about five minutes drive) and also the main Leeds/Otley Road (A660). There are public transport facilities to Leeds, within relatively easy walking distance (via the rear garden!) and local shopping parades on Spen Lane are about 10 minutes walk and include a Co-op, a chemist and popular fish and chip shop and there is also a post office at Butcher Hill. More extensive shopping facilities can be found at Headingley, Horsforth and Kirkstall and all of which are within approximately 10 minutes drive and offer a choice of supermarkets including Sainsbury's and Morrisons.

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Kirkstall Forge railway station (barely 10 minutes drive) provides useful links to Leeds and Bradford as well as Skipton, Settle, Carlisle and the Wharfedale Line. Kirkstall Abbey and Museum are about a mile away and opposite the Abbey there is a playing field with children's recreational facilities (swings and slides, etc). Abbey Grange (C of E) High School is within relatively easy walking distance.

DIRECTIONS:
FROM SPEN LANE (by the roundabout at the junction with Queenswood Road) proceed in the direction of Kirkstall for approximately one fifth of a mile, when Spen Approach is then on the right.

ACCOMMODATION:
The property, which, has GAS CENTRAL HEATING, also has THE ADVANTAGE OF UPVC DOUBLE GLAZED SEALED UNIT WINDOWS and OUTER DOORS and there is CAVITY WALL and LOFT INSULATION for economy and comfort. THE VERY WELL-LIT ACCOMMODATION by virtue of the GENEROUS WINDOW SPACE, briefly comprises:

GROUND FLOOR

CANOPY
Provides covered access to the....

UPVC FRONT DOOR
With autumn leaf pattern double glazed sealed unit panel inset and with tall UPVC double glazed sealed unit side screen also with autumn leaf pattern glass, complementing the door - which provides access to the....

LIGHT RECEPTION HALL
With central heating radiator, and from where there is A PINE DOOR providing IMMEDIATE ACCESS to the....

THROUGH LOUNGE/DINING AREA
Which is a VERY WELL-LIT ROOM by virtue of the wide and tall UPVC double glazed sealed unit window, to the front elevation, incorporating a large "picture" panel. Stone fire surround with Cornish slate style hearth and which extends on one side to provide a display plinth and on the other a TV stand with a real flame coal effect gas fire which is a very attractive feature and the focal point of the room. Two central heating radiators and two wall up-lights for added effect. A SLIDING (providing maximum clear floor space) ALMOST FLOOR TO CEILING UPVC double glazed sealed unit PATIO DOOR provides direct access to/from the connecting....

UPVC DOUBLE GLAZED SEALED UNIT CONSERVATORY
Providing valuable additional reception space and with generous full width windows and an ideal place in which to sit and relax in privacy and enjoy THE DELIGHTFUL REAR GARDEN OUTLOOK. UPVC double glazed sealed unit French style doors provide access to the rear garden and there is also a central heating radiator and fitted SANDERSON BLINDS to the windows and to the French style doors. The lounge/dining area and the conservatory, when combined, form EXCELLENT RECEPTION SPACE ideal for family gatherings and for entertaining.

PART TILED KITCHEN
With A GENEROUS RANGE of wall units and matching base units with wide working surfaces incorporating a single drainer stainless steel sink with dual flow tap beneath the UPVC double glazed sealed unit window and from where there is THE BENEFIT and PLEASURE of a DELIGHTFUL OUTLOOK OVER THE REAR GARDEN. Service for gas or electric cookers, plumbing for automatic washing machine, central heating radiator, USEFUL DEEP UNDER STAIRS CLOAKS HANGING CUPBOARD and UPVC side outer door with double glazed sealed unit leaf pattern panel, providing some additional natural light and EXTERNAL SECURITY GATE.

STAIRCASE
With hand rail, approached via an arch shaped aperture, provides access from the reception hall to the....

FIRST FLOOR

LIGHT "L" SHAPED LANDING
With the LOFT HATCH and useful recessed shelved linen storage cupboard. UPVC double glazed sealed unit non-opening window, to the side elevation, OVERLOOKING OTHER PROPERTIES' GARDENS, a section of open spindled railings, adding interest and character and THE ORIGINAL DOORS to the bedrooms and the bathroom, as follows:

BEDROOM ONE
With "His" and "Hers" FITTED WARDROBES which also have cupboard space above and a central vanity area with light over and consequently, virtually only the bed is required to complete the room. UPVC double glazed sealed unit window to the front elevation, enjoying a WESTERLY-FACING ASPECT and from where there is AN INTERESTING, PANORAMIC, DISTANT VIEW and LOVELY WIDE EXPANSE OF SKYLINE. Central heating radiator beneath the window.

BEDROOM TWO
With fitted shelved storage cupboard and adjacent boiler store place housing the wall mounted WORCESTER condensing combination central heating boiler. From the wide UPVC double glazed sealed unit window there is A DELIGHTFUL OUTLOOK TO THE REAR GARDEN. Central heating radiator beneath the window.

BEDROOM THREE
Which is a VALUABLE THIRD BEDROOM OF GOOD SIZE (not usually found with a property in this price region!) with UPVC double glazed sealed unit window to the front, WESTERLY-FACING, elevation and a central heating radiator. This bedroom also has the benefit of the same INTERESTING, PANORAMIC, DISTANT VIEW and the LOVELY WIDE EXPANSE OF SKYLINE as the main bedroom. Useful fitted shelved storage cupboard above part of the large bulkhead.

FULLY TILED BATHROOM
With UPVC double glazed sealed unit windows TO TWO WALLS which have matching autumn leave pattern glass for privacy and one of which is a non-opening window with a central heating radiator beneath. The coloured suite comprises panelled bath with Mira Sport shower unit above and adjacent shower screen, pedestal wash basin and low suite WC. "Diffused" lighting from the colourful ceiling panels, for added effect.

OUTSIDE

FRONT:
A decorative wrought iron hand gate and flight of steps leads to the front door of the property. There is also a raised, neat-shaped lawn garden with well stocked borders which have a variety of mature plants and shrubbery including hydrangeas, peonies, rose bushes and an established vine adjacent to the door. A tall wrought iron hand gate and footpath provide access down the side of the property to the rear garden.

REAR:
BRICK STORE PLACE for garden equipment/garden furniture and barbecue, etc.

THE DELIGHTFUL, MAINLY PRIVATE REAR GARDEN OF GOOD SIZE
Enhances the property and should certainly appeal to gardening enthusiasts and families alike and comprises;....neat shaped lawned areas and with an interesting variety of very mature shrubbery including an established camellia plus several trees and which attract birdlife and wildlife to the garden to observe and enjoy in this LOVELY SETTING.

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 press OPTION 1 to arrange a viewing). THE FLOOR PLAN is intended to provide ONLY AN ILLUSTRATION OF THE LAYOUT and please also note ALL ROOM DIMENSIONS ARE ONLY APPROXIMATE.