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" This little backwater in Kirkstall is only known by a handful of locals (many who want to keep it that way). A great opportunity has arisen to buy into this extremely sought after street with this three storey, four bedroom, Edwardian semi coming to the market. This is a character home with deceptively spacious accommodation including an entrance hallway, spacious lounge and bay, a generous dining kitchen, good size cellar, large master bedroom with potential for en suite, built-in robes, etc, a second double bedroom on the first floor, modern bathroom/wc, and two further double attic bedrooms with Velux and gable windows - lovely, light, bright rooms. The gardens are small but relatively easy to maintain and the walled garden to the rear could be a lovely gated oasis with some development. The location offers easy access to schools, bus routes to Leeds, the train station, local shops, the sports centre, Morrisons, some great pubs and caf?s, the Abbey - need we say more?

Details GROUND FLOOR
ENTRANCE HALL
Giving access to the lounge, dining kitchen and stairs to the first floor.

LOUNGE
10' 10 x 13' 3 (3.29m x 4.04m)
Having a fitted gas fire with an Adam style fire surround, bay window to the front, cornice to ceiling, centre light point and TV aerial point.

DINING KITCHEN
14' 9 x 13' 8 (4.50m x 4.16m)
Comprising a range of modern fitted base and wall cupboards incorporating an inset single drainer sink unit with one and a half bowls and monobloc mixer tap, integrated fridge, space for electric slot-in cooker with overhead filter hood, built-in wine rack, splash tiling to the work surfaces, rear door and access down to the?.

BASEMENT
16' 5 x 14' 9 (5.00m x 4.50m) overall
Including a utility room with plumbing for washer and space and power point for tumble dryer, former coal store and general basement area having a rear door and adjacent window with steps leading up to the rear yard.

FIRST FLOOR

BEDROOM ONE
14' 9 x 13' 3 (4.50m x 4.04m)
Having three windows to the front elevation, stripped floor, offset light point and lazy switch.

BEDROOM TWO
10' 7 x 9' 8 (3.23m x 2.94m)
With a built-in cupboard.

BATHROOM/WC
Having a panelled bath with plumbed shower over, pedestal washbasin, low level wc, two mirror fronted vanity cupboards, glazed shower screen and tiled floor.

SECOND FLOOR

FRONT ATTIC BEDROOM
14' 9 x 9' 9 (4.50m x 2.98m)
With a Velux window and a uPVC double glazed gable window and stripped floor.

REAR ATTIC BEDROOM
14' 9 x 13' 5 (4.50m x 4.10m)
Again having Velux and gable windows along with a stripped floor and a large recess over the attic stairs ideal for a built-in wardrobe or cupboard.

OUTSIDE
There is a low maintenance forecourt garden and a rear yard having a brick boundary wall and with appropriate gating would made an ideal little garden or outdoor eating area.

DIRECTIONS
From the junction of Kirkstall Road/Abbey Road (A65) and Kirkstall Lane, by the Kirkstall Sports Centre and Morrisons complex, proceed up the hill towards Headingley and at the traffic lights turn left into Morris Lane. Continue past the churchyard and turn first right, almost doubling back on yourself into Park Mount and then first left into Hesketh Road. Morris Grove can then be found on the right-hand side.

TENURE
Freehold with immediate vacant possession.

SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection.

APPLIANCES
Please note that if any appliances are included in the sale these will not have been tested by Moores Estate Agency and we provide no warranty or guarantee thereon.

COUNCIL TAX BAND
Band C.

VIEWING ARRANGEMENTS
Please contact our Leeds office.

OFFICE HOURS
The office is open 9am - 5.30pm Monday to Friday, 9am - 5pm Saturday, and 10.30am - 4pm on Sunday. Escorted viewings and free valuations can also be conducted outside these hours by arrangement.

PURCHASING PROCEDURE
Once you are interested in purchasing this property please call at our office to make your offer and register your interest. 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.

SALES PARTICULARS
Version No 1/JM.

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