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SUMMARY
Situated in this popular location on the outer edge of Pontefract town centre close to shops, schools and public transport is this two bedroom semi- detached house. Ideal for the first time buyer or small family purchaser and benefiting from private gardens to the rear.


DESCRIPTION
Ideal for the first time buyer or small family purchaser is this brick built two bedroom semi-detached house situated in this popular location on the outer edge of Pontefract town centre close to local shops, schools and public transport and with easy access to all local centres. the motorway network as well as into the town centre itself. Offering deceptively spacious accommodation the property is presented to a high standard throughout and has the usual requirements of gas central heating, cavity wall insulation and uPVC double glazing. Benefiting from private, enclosed gardens to the rear the internal accommodation which must be viewed to be fully appreciated briefly comprises: to the ground floor Reception Hall with Cloakroom off, spacious Lounge and modern fitted Kitchen. To the first floor there are two double Bedrooms and recently refitted House Bathroom. Outside to the front of the property there are gardens where there is potential for a drive to provide off street parking whilst to the rear there are private enclosed gardens.

Reception Hall 
Having the advantage of two windows looking out to the front of the property and with spindled stairs leading to the first floor. With useful under stairs storage area, dado rail and central heating radiator.

Cloakroom 
Having a white suite comprising low level w.c. and wash hand basin. With window to the side of the property.

Lounge  14' 4" x 11' ( 4.37m x 3.35m )
With windows to both the front and side of the property and having a white fire surround with marble hearth housing a gas fire.

Kitchen  12' 4" x 9' 7" ( 3.76m x 2.92m )
Having a range of modern units to both high and low level incorporating spaces for appliances and with plumbing for washing machine. Set within the laminate worktops there is a sink unit. With part tiling to walls, central heating radiator and windows to both the rear and side of the property. With uPVC / glazed door leading out to the rear of the property.

First Floor Landing  
Having a window to the side of the property, built in storage cupboard housing a combination central heating boiler ( installed 2014 ) and having access to loft.

Bedroom One 14' 4" x 11' 1" ( 4.37m x 3.38m )
Having windows to both the front and rear of the property and with ceiling coving and central heating radiator.

Bedroom Two  12' 3" x 9' 8" ( 3.73m x 2.95m )
With window to the rear of the property and having ceiling coving and with central heating radiator.

Main House Bathroom 7' 9" x 5' 5" ( 2.36m x 1.65m )
This recently refitted house bathroom has a four piece white suite with chrome fittings comprising bath, shower cubicle, low level w.c. and wash hand basin. With full tiling to walls, tiling to floor, chrome ladder style radiator and windows to both the front and side of the property.

Outside  
To the front of the property there is a brick boundary wall with timber fence over and beyond gardens laid primarily to lawn. A path / lawn ( providing potential for off street parking ) leads down the side of the property to a timber door leading to the rear. At the rear of the property there is an open porch leading to two brick stores, one having power, light and water supply. Beyond there are lawned gardens with a path leading to the rear where there is a timber summerhouse. The garden is of an enclosed nature having boundary fences.


DIRECTIONS
The property itself can be approached by leaving Pontefract town centre along Mill Hill Road. Take the fourth left hand turn on to Carleton Road and then the second left hand turn on to Swanhill Lane. Proceed to the crossroads and then continue straight ahead. At the next roundabout proceed straight ahead again and at the next roundabout take the second exit on to East Drive. At the next roundabout turn right on to Rookhill Road and then take the next right hand turn on to Rookhill Mount where the property will be found on the right hand side identified by the William H. Brown For Sale board.



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.