"The WONDERFUL GROUND FLOOR EXTENSION provides extensive living space ideal for entertaining and even better for bringing up a young family, with an open plan kitchen, dining room, snug and family room giving space for playing, whilst watching TV or cooking. The lounge can be kept for best and with two double bedrooms, a single bedroom, bathroom and separate wc and an attic space ripe for further development, the house can genuinely expand as the family grows. With a BEAUTIFUL GARDEN and patio, a CARP POND (can be filled in if not required) and large attached garage there is little missing for today's modern family. The Ring Road and shops are around the corner, Leeds is four miles away and Lawnswood School is across the road.

Details GROUND FLOOR 0' 0 x 0' 0 (0.00m x 0.00m)
ENTRANCE HALL
With stairs off to first floor and cloaks cupboard beneath, coving to ceiling, uPVC entrance door and access to the lounge and dining room.

LOUNGE 12' 6 x 12' 7 (3.81m x 3.84m)
Being a generously proportioned room with an almost full width bay window to the front, gas living flame fire inset to a fireplace with marble hearth and interior complemented by a wood surround, laminate flooring and coving to ceiling.

DINING ROOM 12' 5 x 10' 11 (3.78m x 3.33m)
Having a gas living flame fire with a traditional fire surround and marble hearth and interior, coving to ceiling, centre light point and archway through to the?.

FAMILY AREA 17' 1 x 9' 8 (5.20m x 2.95m)
Giving access to the snug and kitchen area and having patio tilt-and-turn sliding doors leading onto the rear patio.

SNUG AREA 7' 5 x 7' 0 (2.25m x 2.13m)
Having a cable TV point and shelving for videos/DVDs or CDs and an archway leading through to the?.

KITCHEN 23' 7 x 9' 8 (7.20m x 2.94m)
Comprising an extensive range of contemporary base and wall cupboards in a U-shape having under-unit lighting, kick-plate floor lighting and kick-plate heater, inset stainless steel sink unit with single drainer and 1? bowls with monobloc mixer tap, a Cook centre stove with 7 gas burners, heated plate, 2 ovens including grill plus a warming drawer, space for fridge and freezer, plumbing for automatic washer and dishwasher, splash tiling above the work surfaces, halogen lighting and double glazed tilt-and-turn sliding patio doors leading out onto the patio area.

FIRST FLOOR

BEDROOM ONE 12' 10 x 11' 5 (3.90m x 3.47m)
Having coving to ceiling and an almost full width bay window.

BEDROOM TWO 10' 11 x 12' 6 (3.34m x 3.80m)
With a view over the garden.

BEDROOM THREE 7' 2 x 7' 1 (2.18m x 2.15m)
Having wall mounted electric panel heater.

BATHROOM
Comprising a P-bath with plumbed shower, separate hand shower and shower screen, pedestal washbasin, tiled floor, mirror lighting and extractor.

SEPARATE WC
With a low level wc, full ceramic wall tiling and tiled floor.

LOFT AREA 16' 0 x 12' 8 (4.87m x 3.87m)
With a drop-down loft ladder, extensive boarding to both the floor and ceiling, Velux window, electric lighting and power socket. A number of similar sized properties in the area have had the loft converted into further double bedrooms.

GARAGE 17' 11 x 8' 8 (5.45m x 2.63m)
Attached to the side of the house and benefiting from power and light, water and burglar alarm. Built-in cupboard with gas meter and wall mounted Glow-worm central heating boiler.

OUTSIDE
There is a front garden area partially gravelled with flowering borders and mature shrubbery next to the driveway that leads up to the attached garage. A footpath leads around the side of the property to a generously proportioned rear garden which has a beautiful patio area, raised flowerbeds, landscaping with extensive planting and shrubbery and a 4 ft deep Koi carp pond is included in the sale. The pond is designed for specimen fish and has pumps and filters located in a nearby shed for which there is a power supply. Fish are not included in the sale. Anyone not wanting the use of the pond could easily fill it in or remove it and return the area to its original lawn. There is a further garden shed located at the bottom of the garden included in the sale.

DIRECTIONS
From the Lawnswood roundabout at the junction of the A660 Otley Road and the A6120 Leeds Outer Ring Road proceed west along the Ring Road towards Horsforth. Continue through the traffic lights at the junction with Spen Lane and take the next right at the end of the dual carriageway into Parkstone Avenue where this property can be found on the right.

TENURE
Freehold with immediate vacant possession.

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

ITEMS TO BE REMOVED
Selected items of furniture and the fridge and freezer are to be removed and a number of items in the garden including specimen shrubs will also be relocated. Please enquire with the agents if you require specific details of these prior to offering.

APPLIANCES
Please note that if any appliances are included in the sale these will not have been tested by David Moor Estate Agents 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 1.3/JM/RM.

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