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SUMMARY
Benefiting from particularly good sized private gardens to the rear is this well presented three bedroom semi detached house, situated in this sought after location close to local countryside having easy access to all local centres and offering good sized accommodation throughout.


DESCRIPTION
Occupying a pleasant cul-de-sac position on this sought after residential development situated close to local countryside yet having easy access to all local centres and to the motorway network is this brick built three bedroom semi detached house. Benefiting from particualry good sized gardens to the rear, the property would ideally suit the family purchaser and is maintained and presented to a high standard. Having the usual requirements of gas central heating and uPVC double glazing, the internal accommodation which must be viewed to be fully appreciated, briefly comprises; reception hall with cloakroom off, lounge, dining room, conservatory and kitchen. To the first floor there are three good sized bedrooms and family bathroom. Outside to the front of the property there is ample off street parking leading to a garage whilst to the rear there are most attractive good size gardens with open aspect beyond.

Reception Hall  
With stairs leading to first floor, useful understairs storage cupboard and ceiling coving. With uPVC door having a stain glazed pannel leading out to the front of the property.

Cloakroom 
Having a low level WC and wash hand basin with tiled splash back

Lounge 13' 9" x 12' ( 4.19m x 3.66m )
With window to the front of the property and having a feature cast iron fire place with coal effect gas fire and marble hearth. With ceiling coving and having archway leading into ...

Dining Room 11' 11" x 8' 8" ( 3.63m x 2.64m )
With ceiling coving and having patio doors leading into ...

Conservatory 11' 6" x 8' 11" ( 3.51m x 2.72m )
Of hardwood and glazed construction and with stripped and stained wood flooring, downlighters and having hardwood/glazed french doors leading out to the rear garden.

Kitchen 11' 2" x 9' 7" ( 3.40m x 2.92m )
Having a comprehensive range of pine units to both high and low level incoporating glass display units, over window pelmet incorporating downlighters and with spaces for appliances and plumbing for washing machine. Set within the roll edge worktops there is a stainless steel sink unit and stainless steel four ring gas hob with double electric oven having extractor over.With part tiling to walls, tiling to floor, ceiling coving, downlighters and having a uPVC/glazed door leading out to the side of the property.

First Floor - Landing 
Having access to loft and being partly boarded with pull down ladder

Bedroom One 13' x 12' 2" ( 3.96m x 3.71m )
With window to the rear and having ceiling coving

Bedroom Two 12' 2" x 9' 7" ( 3.71m x 2.92m )
With window to the front of the property and having ceiling coving

Bedroom Three 9' 7" x 9' 2" ( 2.92m x 2.79m )
With window to the rear of the property and having useful built in storage cupboard housing the central heating boiler, built in wardrobe and ceiling coving.

Family Bathroom 
Having a three piece suite with chrome fittings comprising of a bath with shower over, low level WC and wash hand basin. With full tiling to walls and ceiling coving

Outside 
To the front of the property there is a double width tarmac drive providing ample off street parking and leading to a single garage. A timber gate gives access to the rear where there are particularly good sized attractive gardens having a large paved patio with brick store and perosnal door leading to the garage and steps/slope leading to the gardens laid primarily to lawn with mature trees and having a variety of shrubs. within the garden there is a further paved seating area, the garden is of an enclosed nature having boundary fences to all sides. Having an open aspect to the rear with playing fields beyond.


DIRECTIONS
The property itself can be approached by leaving Pontefract town centre along the A645 Knottingley Road, proceed into and through Knottingley and through the village of Kellingley and on reaching open countryside, take the first right hand turn onto Sutforth LAne. Take the first right hand turn before turning right again onto the Oval, bear right and number 27 will be found situated in the cul-de-sac on the right hand side.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.