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SUMMARY
Ideal for the family purchaser is this deceptively spacious 3/4 bedroom semi detached house. Situated in this popular location on the outer edge of Pontefract town centre, close to local amenities offering easy access to the motorway network and the town centre and benefiting from enclosed gardens.


DESCRIPTION
Offering deceptively spacious accommodation throughout and situated in this popular location on the outer edge of Pontefract town centre, close to all amenities and having easy access to the motorway network and to the town centre itself, is this brick built 3/ 4 bedroom semi detached house. Ideal for the family purchaser, the property has the usual requirements of gas central heating and uPVC double glazing and benefits from private gardens to the rear and ample off street parking. The internal accommodation, which must be viewed to fully appreciate the space this property has to offer, briefly comprises: reception hall, lounge, dining room and modern fitted kitchen. To the first floor, there are 3 good size bedrooms and house bathroom, whilst to the 2nd floor there is a particularly spacious attic bedroom. Outside, to the front of the property there is ample off street parking, whilst to the rear, there is a private enclosed garden.

Reception Hall 
With spindle stairs leading to first floor, dado rail window looking out to the front of the property and having a timber/ glazed door leading out to the front..

Lounge 12' 11" x 12' 9" ( 3.94m x 3.89m )
With walk in bay window looking out to the front of the property and having a contemporary stone effect fireplace, housing a pebbled gas fire with chrome surround. With ceiling coving, dado rail and central heating radiator.

Dining Room 11' 11" x 11' ( 3.63m x 3.35m )
With window looking out to the rear of the property and having laminate flooring, ceiling coving and central heating radiator.

Kitchen  8' 9" x 7' 9" ( 2.67m x 2.36m )
Having a range of modern white units to both high and low level, incorporating an integrated fridge freezer and with spaced for appliances and plumbing for washing machine. Set within the laminate work tops, there is a white sink unit. With part tiling to walls, useful understairs storage cupboard, wood effect flooring and window overlooking the rear garden. With timber/ glazed door leading out to the side of the property.

First Floor Landing 
With useful built in storage cupboard, stairs leading to 2nd floor and with window to the side of the property.

Bedroom 1 13' 2" into bay x 10' 11" in alcove ( 4.01m into bay x 3.33m in alcove )
With walk in bay window looking out to the front of the property and central heating radiator.

Bedroom 2 12' max x 11' ( 3.66m max x 3.35m )
With window looking out to the rear of the property and with laminate flooring and central heating radiator.

Bedroom 3 7' 11" x 7' 5" ( 2.41m x 2.26m )
With window looking out to the front of the property and with picture rail and ceiling coving.

House Bathroom 7' 8" x 5' 6" ( 2.34m x 1.68m )
having a 3 piece modern white suite with chrome fittings comprising of a corner bath with shower over, low level WC and wash hand basin. With full tiling to walls, tiling to floor, chrome ladder style radiator and having the advantage of windows to both the side and rear of the property.

2nd Floor 


Attic Bedroom 18' max x 12' 7" max ( 5.49m max x 3.84m max )
With 2 velux windows to the front of the property, 2 velux windows to the rear and with downlighters and having access to eaves storage.

Outside 
To the front of the property there is a boundary hedge and beyond, pebbled gardens providing off street parking. A drive provides further parking, whilst a path leads to a projecting porch protecting the front entrance door. A path leads down the side of the property to a brick store and to a side entrance door and a timber gate leads to the rear gardens, where there is a raised decked patio, lawned gardens and a pebbled seating area with a summer house. The gardens are 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 4th left hand turn onto Carleton Road and then take the 1st left hand turn onto Swanhill Lane. At the crossroads, proceed straight ahead and continue along to the roundabout. At the 1st roundabout proceed straight ahead and at the next roundabout, continue ahead onto East Drive. At the next roundabout take the 3rd exit onto Rookhill Road. Follow the road along and number 111 with be found on the right hand side by the 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.