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" AN EXCELLENT OPPORTUNITY TO PURCHASE A SUPERB INDIVIDUALLY DESIGNED FIVE BEDROOMED THREE BATHROOMED DETACHED FAMILY HOME situated in a SOUTH FACING elevated and sought after location to the West of Garforth. The spacious accommodation comprises reception hall, formal lounge, dining room, sitting room, inner hallway, ground floor w.c, kitchen/diner, utility room, family room, first floor landing, bedroom one with en suite shower room, bedrooms two, three, four, five, bathroom/w.c and shower room/w.c. In addition the property has PVCu double glazed windows throughout including two sets of PVCu double glazed French doors from the family room leading out to the rear garden, gas fired central heating with newly installed condensing boiler (approximately six months ago), fitted kitchen to include the range electric cooker and integrated dishwasher and alarm system. Outside to the front of the property is a block paved driveway providing off road parking for at least six vehicles. The driveway leads to an integral double garage with electric roller door. To the front of the property is a fully enclosed split level garden being lawned to both levels with plants, shrubs and trees to the border. The property does have a paved area to the side which extends to the rear. AN EARLY VIEWING IS HIGHLY RECOMMENDED.

Reception Hall 13'5' x 8'10' (4.09m x 2.69m) Timber framed front entrance door, PVCu double glazed window, doors leading to formal lounge, dining room and sitting room, staircase leading to first floor landing, storage cupboard underneath the stairs, open to inner hallway, coving to ceiling, central heating radiator, thermostat dial, smoke alarm, tiled flooring, telephone point. Positioned to the front. Reception Hall View Two Formal Lounge 13'5' x 13'4' (4.09m x 4.06m) Having a marble feature fire surround with electric fire, PVCu double glazed bay window, central heating radiator, TV point, coving to ceiling, smoke alarm. Positioned to the front. Dining Room 13'7' x 13'3' (4.14m x 4.04m) PVCu double glazed window, central heating radiator, coving to ceiling, two wall light points, smoke alarm. Positioned to the rear. Sitting Room/Study 13'5' x 11'11' (4.09m x 3.63m) PVCu double glazed window, central heating radiator, coving to ceiling, smoke alarm. Positioned to the front. Sitting Room/Study View Two Inner Hallway 3'11' x 2'7' (1.19m x 0.79m) Doors leading to ground floor w.c and kitchen/diner, tiled flooring, coving to ceiling, alarm control panel. Ground Floor w.c 6'3' x 4' (1.91m x 1.22m) Being a two piece white suite comprising vanity wash basin with double cupboard below and low flush w.c, fully tiled to the walls, tiled flooring, PVCu double glazed window, ladder style central heating radiator, extractor fan. Positioned to the rear. Kitchen/Diner 25'6' x 9'11' (7.77m x 3.02m) Having a modern extensive range of wall and base units with under cupboard lighting, roll edged work surfaces and incorporating a one and a half bowl single drainer stainless steel sink unit with mixer tap, to include the Leisure range electric cooker, space for American style fridge/freezer, integrated dishwasher, part tiled to the walls, tiled flooring, PVCu double glazed window to the side, PVCu double glazed window to the rear, PVCu double glazed rear entrance door, two velux skylight windows, two wall light points, central heating radiator, coving to ceiling, smoke alarm, doors leading to utility room, sitting room/study and family room. Kitchen/Diner View Two Kitchen/Diner View Three Utility Room 8' x 6'11' (2.44m x 2.11m) Having wall and base units with under cupboard lighting to compliment the kitchen with roll edged work surfaces incorporating single bowl, single drainer stainless steel sink unit with mixer tap, plumbing for washing machine, space for drier, part tiled to the walls, tiled flooring, PVCu double glazed front entrance door with matching panel to either side, coving to ceiling. Positioned to the front. Family Room 16'7' x 16'7' (5.05m x 5.05m) Having two sets of PVCu double glazed french doors leading out to the rear garden, part wood effect laminate flooring, central heating radiator, coving to ceiling, smoke alarm, TV point. Positioned to the rear. Family Room View Two First Floor Landing 32'5' x 2'11' (9.88m x 0.89m) Doors leading to bedrooms one, two, three, four, five, bathroom/w.c and shower room/w.c. Double storage cupboard off, PVCu double glazed window, central heating radiator, alarm control panel, access point to the loft. Positioned to the rear. Bedroom One 13'6' x 13'6' (4.11m x 4.11m) PVCu double glazed window, central heating radiator, TV point, door to en suite shower room. Positioned to the front. En Suite Shower Room 8'6' x 4'6' (2.59m x 1.37m) Being a three piece white suite comprising pedestal wash basin with tiled splashback, low flush w.c and corner jet shower cubicle. Velux skylight window, chrome towel style central heating radiator, lino flooring, extractor fan. Positioned to the front. Bedroom Two 13'6' x 12'0' (4.11m x 3.66m) PVCu double glazed window, central heating radiator, TV point. Positioned to the front. Bedroom Three 13'1' x 10'3' (3.99m x 3.12m) PVCu double glazed window, central heating radiator, TV point. Positioned to the rear. Bedroom Two View Two Bedroom Four 13'4' x 10'10' (4.06m x 3.30m) PVCu double glazed window, central heating radiator, TV point. Positioned to the front. Bedroom Five 9'10' x 8'8' (3.00m x 2.64m) PVCu double glazed window, central heating radiator. Positioned to the rear. Bathroom/w.c 8'8' x 5'2' (2.64m x 1.57m) Being a three piece white suite comprising vanity wash basin with double cupboard below, low flush w.c and P shaped bath with shower over and additional removable shower head and shower screen. Fully tiled to the walls, tiled flooring. PVCu double glazed window, chrome towel style central heating radiator, inset mirror. Positioned to the front. Shower Room/w.c 8'1' x 5'5' (2.46m x 1.65m) Being a three piece white suite comprising pedestal wash basin, low flush w.c and large walk in shower cubicle. Fully tiled to the walls, tiled flooring, PVCu double glazed window, chrome towel style central heating radiator, extractor fan. Positioned to the rear. Outside To the front of the property is a block paved driveway providing off road parking for at least six vehicles leading to an integral double garage measuring 20'8' x 18'7' having a roller door and power and light inside with PVCu double glazed french doors with matching panels to either side. The garage also houses the new condensing boiler (approximately six months old). To the front of the property is a split level garden being lawned to both levels with plants and shrubs to the borders. There is a mixture of Indian stone and Yorkshire stone in the front garden with Indian stone paved seating area. A timber gate leads down the side of the property to a fully enclosed low maintenance area being paved and extending to the rear of the property. To the rear is a further block paved area which could be used as additional off road parking. Original stone walling to the side. Timber shed. Outside tap and outside light to the side of the property. Outside lighting to the rear. Outside power point to the front and to the rear. Please note that this property does share the driveway with number 55a Selby Road. Outside View Two Outside View Three Driveway Full Width to the Rear Elevation View From Bedroom Two Location From our Garforth Office turn left on to Main Street, following the road round which in turn becomes Lidgett Lane. At the traffic lights at the 'T' junction turn right on to Selby Road. The property can be found on the right hand side as indicated by our Agents' board. Viewing Arrangements Please contact Agent's Garforth Office on (0113) 2864276. Opening Hours Our offices are open Monday - Friday: 9am to 5pm, Saturday: 9am to 3pm, Sunday: 11am to 3pm. Important Notice 1. These particulars are prepared in good faith by Mike Dobson (Estate Agents) Limited on 21st April 2018 to give a fair overall view of the property and do not constitute any part of an offer or contract. They must not be relied upon as statements or representations of fact. All measurements are given as a guide only and no liability can be accepted for any errors arising from them 2. Photographs depict only certain parts of the property. It should not be assumed that the contents/furnishings, furniture etc. Photographed are included in the sale. 3. Nothing in these particulars shall be deemed as fact or a statement that the property is in good structural condition or otherwise. No responsibility is taken for any error, omission or mis-statement. 4. Purchasers should check all services/appliances/equipment are in good working order prior to exchange of contracts as these have not been tested and no warranty can be given as to their condition. Mike Dobson (Estate Agents) Limited nor its employees have any authority to make or give representations or warranties whatever to this property. Purchasing Procedures Once you are interested in purchasing this property, please call at our local office to make your offer. This should be done before contacting a Building Society, Bank or Solicitor. Any delay may result in the property being sold to someone else and survey and legal fees being unnecessarily incurred. In compliance with the Estate Agents (Undesirable Practices) (No 2) Order 1991, we are under an obligation to check into a purchaser's financial situation before recommending an offer to a Vendor. Therefore, prior to any offer being accepted you will be required to make an appointment in order for us to financially qualify your offer. If you are making a cash offer which is not subject to the sale of a property, written confirmation of the availability of the cash will be required before your offer can be qualified. MIKE DOBSON (ESTATE AGENTS) LTD offer a comprehensive, independent mortgage services which is free of charge to both Vendors and Purchasers. These details are for guidance only and complete accuracy cannot be guaranteed. If there is any point, which is of particular importance, verification should be obtained. They do not constitute a contract or part of a contract. All measurements are approximate. No guarantee can be given with regard to planning permissions or fitness for purpose. No apparatus, equipment, fixture or fitting has been tested. Items shown in photographs are NOT necessarily included. Interested parties are advised to check availability and make an appointment to view before travelling to see a property. "