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" This well presented 3 bedroomed semi detached property has been extended to the rear by means of a conservatory and a single storey kitchen extension which opens out onto a south facing garden which has been beautifully maintained. Internally the property benefits from a modern fitted kitchen and a 4 piece bathroom suite, uPVC double glazed windows, a gas fired central heating system, 3 reception rooms, integral garage, original strip wood doors and the added benefit of a useful attic room which has previously been used as a study. To the front there is a block paved driveway with parking for 2 cars and a single garage with an electric roller door. Located in Fixby, the property is ideally positioned for the M62 motorway network, making commuting into Leeds and Manchester possible and handily positioned for local schools and transport links, making this a most ideal family home.

GROUND FLOOR: Entrance Hall Accessed by an external door having wood laminate flooring, picture rail, useful under stairs storage cupboard and a door into:- Integral Single Garage With electric roller shutter door, 3 double glazed windows and uPVC rear door giving access to the back garden. Kitchen 14'8' x 7'0' max (4.47m x 2.13m max) This well presented kitchen has been extended by means of a single storage extension with a Velux window and is fitted with a comprehensive range of wall and base units with working surfaces over, stainless steel sink with drainer and mixer tap, space for an automatic washing machine, dishwasher and fridge freezer, integrated electric oven, 5 ring hob with extractor fan over, 2 further uPVC double glazed windows, one overlooking the rear garden, inset ceiling spotlights and under cupboard complimentary lighting and matching laminate tiled floor. Lounge 12'7' x 11'11' (3.84m x 3.63m) Positioned to the front of the property and having the added benefit and space of a uPVC double glazed bay window. The focal point of the room being a living flame gas fire set within a decorative surround with granite backdrop and hearth. There is a continuation of the wood laminate flooring from the entrance hall into the lounge, picture rail, central heating radiator and an open plan aspect to the:- Dining Room 12'2' x 11'6' (3.71m x 3.51m) Having a wood laminate floor, central heating radiator and picture rail. Sun Room 13'8' x 7'10' (4.17m x 2.39m) Accessed by the kitchen or the double doors from the dining room, this light room has a tiled floor, modern radiator, anti-glare roof panels and has uPVC patio doors leading to the rear patio area/garden. FIRST FLOOR: Landing Having a uPVC double glazed window with a pull down ladder leading to a fully boarded and panelled attic room which has a large Velux window and has previously been used as a study/office. Family Bathroom Comprising of a 4 piece white suite incorporating low flush wc, pedestal wash basin and panelled bath and fully tiled shower cubicle with Grohe shower. Having partially tiled walls, uPVC double glazed window, matching tiled flooring and a heated towel rail. Bedroom 1 12'10' x 12'4' (3.91m x 3.76m) Positioned to the front of the property and having the added floor space of a uPVC double glazed bay window, with far reaching views, a central heating radiator and a bank of fitted wardrobes. Bedroom 2 12'6' x 11'7' (3.81m x 3.53m) Located to the rear of the property and having wood laminate floors, uPVC double glazed window and central heating radiator. Bedroom 3 9'2' x 6'5' (2.79m x 1.96m) Having a uPVC double glazed window and central heating radiator. OUTSIDE: To the front of the property there is a block paved driveway with parking for 2 cars, a low maintenance pebbled garden with shrubbery borders. To the rear of the property accessed via the sun room and round the side of the property there is a predominantly lawned south facing rear garden with patio areas and shrubbery borders. PROPERTY MISDESCRIPTION ACT 1991
Bramleys, for themselves and for the Vendors or Lessors of this property, whose Agent they are, have made every effort to ensure the details given have been prepared in accordance with the above Act and to the best of our knowledge give a fair and reasonable representation of the property. Please note:
1. There is a six inch measurement tolerance, or metric equivalent, and the measurements given should not be entirely relied upon and purchasers must take their own measurements if ordering carpets, curtains or other equipment.
2. None of the mains services, i.e. gas, water, electricity, drainage or central heating system

(if any) have been tested in any way whatsoever. This also includes appliances which are to be left insitu by the vendors.
PURCHASERS MUST SATISFY THEMSELVES AS TO THE CONDITION AND EFFECTIVENESS OF ANY SUCH APPLIANCES OR SERVICES
FLOOR PLANS NOT TO SCALE - FOR IDENTIFICATION PURPOSES ONLY "