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"Situated in the much sought after area of Fixby and adjoining open fields is this deceptively spacious 3 bedroom detached family home. Extending to approximately 1,500sqft of accommodation and being extended from its original form, the property does lend itself to being further extended subject to the necessary local authority consents. The property has been tastefully upgraded by the current vendors and provides modern fixtures and fittings, including a fantastic breakfast kitchen and stylish bathroom. A set of wrought iron gates gives access to a generous parking area and tandem garage, as well as gardens to both front and rear. The property is ideally situated for access to the M62 motorway network, as well as well regarded local schooling. An internal inspection is highly recommended to appreciate the accommodation on offer. Energy Rating: D

GROUND FLOOR: Enter the property through a uPVC external door with lead and coloured glass into:- Entrance Hall Having a central heating radiator, uPVC double glazed window, built in understairs storage cupboard and further door into:- Cloakroom/WC Furnished with a 2 piece white suite comprising low flush wc, pedestal wash basin, central heating radiator, uPVC double glazed window and built-in cupboard with space and plumbing for an automatic washing machine. Lounge 14'11' x 12'6' into bay (4.55m x 3.81m into bay) Having a uPVC double glazed bay window to the front, central heating radiator, ceiling coving and 4 wall mounted light points. There is an original rustic brick hearth with open grate fireplace. Sitting Room 12'11' x 12'6' (3.94m x 3.81m) The main focal point of this room is a living flame gas fire with downlighters set within a marble backdrop, hearth and surround. There is ceiling coving, 4 wall mounted light points, uPVC double glazed window, central heating radiator and is open into the dining room. Dining Room 15'11' x 11'8' (4.85m x 3.56m) This generous third reception room has a set of uPVC double glazed patio doors giving access to the rear garden, ceiling spotlights, central heating radiator and uPVC double glazed window. Breakfast Room 9'6' x 10'1' (2.90m x 3.07m) Having a central heating radiator, downlighters, wall mounted gas heater and uPVC double glazed window. Kitchen 11'4' max. x 11'8' (3.45m max. x 3.56m) Having a range of matching modern wall and base units with solid oak doors, this spacious kitchen has integrated appliances including fridge freezer, dishwasher and a Belling gas range style cooker with overhead extractor. There is a centre island, ceiling spotlights, 1? bowl stainless steel sink with side drainer and mixer tap, part tiled walls, uPVC double glazed windows to both the side and rear elevations, together with a uPVC external door. FIRST FLOOR: Landing Having fixture shelving and a built-in storage cupboard to the eaves. Master Bedroom 15'0' x 12'6' into the bay (4.57m x 3.81m into the Having fitted 4 door wardrobes with sliding doors and providing hanging and shelving facilities, there is a central heating radiator and uPVC double glazed bay window. Bedroom 2 12'11' x 12'7' inc robes (3.94m x 3.84m inc robes) Positioned to the rear of the property, having fitted wardrobes with sliding part mirrored doors, central heating radiator and uPVC double glazed window with far reaching views. Bedroom 3 10'10' x 6'9' min. plus entrance (3.30m x 2.06m mi Positioned to the rear of the property, enjoying far reaching views and having a central heating radiator and uPVC double glazed window. Bathroom Furnished with a modern 3 piece white suite incorporating low flush wc, pedestal wash hand basin with mixer tap, panelled bath with mixer tap and thermostatic mixer shower over and glass shower screen. There are fully tiled walls, fully tiled floor with under-floor heating, fitted shelving and cupboards, extractor fan, uPVC double glazed window and a chrome ladder style dual fuel towel rail. SECOND FLOOR: Accessed via a retractable ladder in bedroom 3. Attic Room Having a Velux window, electric lighting, power and being fully floored. OUTSIDE: Twin wrought iron gates give access to the tarmacadam driveway which in turn leads to the detached tandem garage which has an up and over door, power and light. To the front there is also a lawned garden with flowerbeds. Accessed via a wrought iron gate, the rear garden has a Yorkshire stone crazy paved patio seating area, shaped lawns, mature shrub borders and rockery. There is also exterior lighting, power socket and water tap. CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008
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"