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" An appealing THREE BEDROOM SEMI detached house with LARGE GARDENS TO THREE SIDES and PLANNING PERMISSION granted FOR A DRIVEWAY at the front of the property, situated in a popular residential area between Headingley/Kirkstall and Horsforth, with easy access to local amenities and handy for travelling into the City centre and to surrounding areas. With uPVC DOUBLE GLAZING, the property comprises an entrance hall, through lounge, fitted kitchen, THREE BEDROOMS (two of them are doubles), bathroom with over-bath shower and separate wc, and the large gardens provide plenty of SCOPE TO EXTEND if required, subject to approval. There are two useful external stores to the side. VIEWING ESSENTIAL.

DETAILS GROUND FLOOR
ENTRANCE HALL
With laminate flooring. Giving access to the living room and kitchen, with stairs leading to the first floor.

LIVING/DINING ROOM
22' 1 x 12' 0 (6.74m x 3.65m)
Being dual aspect with uPVC double glazed windows to the front and rear, and having a dado rail, gas living flame fire inset to period style fireplace with pine surround and dual light points.

KITCHEN
13' 3 x 8' 11 (4.03m x 2.73m)
With a range of base and wall units incorporating a single bowl stainless steel sink and drainer, space for gas cooker, plumbing for washing machine, space for tumble dryer, space for fridge/freezer, pantry, uPVC double glazed window to the rear and door leading out to the side.

FIRST FLOOR

BEDROOM
10' 2 x 12' 4 (3.10m x 3.77m)
With centre light point and uPVC double glazed window giving long distance views to the front.

BEDROOM
11' 5 x 9' 9 (3.47m x 2.98m)
With centre light point, airing cupboard and uPVC double glazed window to the rear.

BEDROOM
8' 11 x 7' 11 (2.73m x 2.42m)
With built-in storage cupboard, centre light point and uPVC double glazed window to the front.

BATHROOM
Being part tiled and having a panelled bath with 'telephone style' shower attachment on taps, pedestal washbasin, tiled floor, centre light point and uPVC double glazed window to the rear.

SEPARATE WC
With low level wc, centre light point, part tiled walls and uPVC double glazed window to the side.

OUTSIDE
The property is situated in a slightly elevated position on a large plot with gardens to the front, side and rear, mainly laid to lawn. Planning permission has been granted for a driveway to the front to provide off-street parking if required, and there is also scope to extend the property subject to the usual planning approval. Plenty of unrestricted on-street parking is available. There are two store rooms to the side of the property, providing a useful space for storage of garden tools etc.

DIRECTIONS
From the A6120 Leeds Outer Ring Road junction with Spen Lane, proceed south along Spen Lane. Go straight on at the mini roundabout near the Co-operative supermarket and straight on again at the second mini roundabout. As you descend the hill, take the second road on the right into Spen Approach. Follow the round around where this property can be found on the right hand side, on the corner plot just before the turning into Spen Bank.
TENURE
Freehold.
SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection.
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 B.
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 2.3/JM/RM/JM.

LIVING/DINING ROOM 22' 1 x 12' 0 (6.74m x 3.65m)

KITCHEN 13' 3 x 8' 11 (4.03m x 2.73m)

BEDROOM 10' 2 x 12' 4 (3.10m x 3.77m)

BEDROOM 11' 5 x 9' 9 (3.47m x 2.98m)

BEDROOM 8' 11 x 7' 11 (2.73m x 2.42m) "