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SUMMARY
GUIDE PRICE ?280,000 - ?290,000! Sought after area in South Pontefract positioned in a quite cul de sac * Imaculately presented 4 bedroom family home * En suite to master bedroom * Conservatory * Front, side & rear gardens * A VIEWING IS NECESSARY TO APPRICIATE THE HIGH STANDARDS OF THIS HOME


DESCRIPTION
This superb detached family home offering excellent living space and four generous bedrooms with master bed having ensuite. Situated in a most sought-after position to the south side of Pontefract town centre. Fronted by an extensive block paved driveway and integral garage, the accommodation opens to a spacious central reception hall with downstairs w/c. Branching off to the front elevation is a bow fronted sitting room with decorative shutters and feature fireplace. From the hallway leads to a formal dining room to the rear and Doors lead through to a superb conservatory. The Kitchen is presented with modern fitted units, Oak work surfaces and door giving access to the rear cottage style private garden. To the first floor there is a stylish house bathroom and four excellent bedrooms with master bedroom having an impressive en-suite shower room. A viewing is highly recommended to fully appreciate the size, quality and location of this fantastic family home.

Introduction 
This superb detached family home offering excellent living space and four generous bedrooms with master bed having ensuite. Situated in a most sought-after position to the south side of Pontefract town centre. Fronted by an extensive block paved driveway and integral garage, the accommodation opens to a spacious central reception hall with downstairs w/c. Branching off to the front elevation is a bow fronted sitting room with decorative shutters and feature fireplace. From the hallway leads to a formal dining room to the rear and Doors lead through to a superb conservatory. The Kitchen is presented with modern fitted units, Oak work surfaces and door giving access to the rear cottage style private garden. To the first floor there is a stylish house bathroom and four excellent bedrooms with master bedroom having an impressive en-suite shower room. A viewing is highly recommended to fully appreciate the size, quality and location of this fantastic family home.

Entrance Hall 
Fitted with a double glazed door to the front, stone tiled floor and radiator.

Guest Wc 
Having a low flush WC, hand wash basin radiator and double glazed window to the side. Complete with underfloor heating and a tiled floor.

Lounge 14' 7" x 11' 7" Max ( 4.45m x 3.53m Max )
This light and spacious room is fitted with a double glazed bow style window to the front with bespoke wooden shutters, electric fireplace in a cast iron surround with stone hearth, delph rail, coving, radiator, telephone points and TV point.

Dining Room 10' 8" x 8' 4" ( 3.25m x 2.54m )
Positioned at the rear of the property this welcoming room leads through to the conservatory. The room is complete with a double glazed window to the rear, radiator and wood floor.

Kitchen 11' 8" x 8' 8" ( 3.56m x 2.64m )
This light and quality kitchen is fitted with a range of wall and base units providing ample storage with contrasting work tops and tiled splashbacks. The kitchen appliances include a sink and drainer, electric oven and gas hob with extractor hood above. There is plumbing for a washing machine and space for a fridge and freezer. The kitchen is complete with underfloor heating and radiator.

Conservatory 20' 2" x 9' 1" ( 6.15m x 2.77m )
Constructed with PVCu double glazed windows and doors, two radiators, stone flooring, TV and Sky point and underfloor heating throughout.

Landing 
With stairs from the hallway and access to the loft via a pull down loft ladder.

Bedroom One 12' 7" x 11' 6" ( 3.84m x 3.51m )
This master bedroom is complete with a double glazed window to the front, radiator, telephone point, TV point Sky point and and coving. There is access to the ensuite.

Ensuite  
The ensuite is fitted with a modern three piece suite comprising of shower cubical, hand wash basin and WC. The room is also complete with a extractor fan, modern style towel radiator and part tiled walls. There is also a double glazed window to the front.

Bedroom Two 12' 6" x 8' 6" Max ( 3.81m x 2.59m Max )
This second double bedroom comprises of a double glazed window to the front, radiator and coving.

Bedroom Three 10' 8" x 10' 8" plus recsess ( 3.25m x 3.25m plus recsess )
This third bedroom sits at the rear of the property with views over the garden. There is a double glazed window, radiator and coving.

Bedroom Four 10' 9" x 6' 11" ( 3.28m x 2.11m )
Fitted with a built in airing cupboard, double glazed window to rear, coving and radiator.

Bathroom 
This stylish bathroom is fitted with a contemporary suite with p shaped space saver bath with shower over, wash hand basin, and WC. there is also a extractor fan, fully tiled walls and modern style ladder radiator. There is also a double glazed window to the rear.

Externally 
This well presented property has a double driveway at the front of the house leading to the integral garage. There is a secure stable gate at the front for security and mature well manicures trees and shrubs to the front. At the rear of the property is a cottage style garden with patio area, lawn and mature trees and shrubs and plenty of space for shed.


DIRECTIONS
From Pontefract Turn onto Southgate/A645. Continue to follow A645 and Turn left onto Mill Hill Rd/A639. Continue to follow A639 and Turn right onto Ackworth Rd/A628. Turn right onto Castlegate Drive taking a right onto Royal Court and the property is indicated 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.