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" An appealing three bedroom SEMI DETACHED HOUSE benefiting from GAS CENTRAL HEATING, uPVC DOUBLE GLAZING and a generous sunny west facing rear garden. Offered with EARLY VACANT POSSESSION this house would be ideal for FIRST TIME BUYERS or a young family, being within easy reach of local shops, churches and schools, handy for buses into Leeds and convenient for the Ring Road and the Morrisons shopping complex in Kirkstall. The accommodation is CLEAN and WELL PRESENTED and comprises a hall with tiled floor, through lounge with good views, kitchen, two double bedrooms (one with fitted wardrobes the length of one wall), a single bedroom, bathroom with plumbed shower and a separate wc. Secure bike shed. VIEWING RECOMMENDED.

DETAILS GROUND FLOOR 0' 0 x 0' 0 (0.00m x 0.00m)
ENTRANCE HALL
With tiled floor, leading through to the kitchen, stairs off to first floor, telephone point, built-in cupboard with electric miniature circuit breakers and access through to the.

THROUGH LOUNGE
22' 1 x 11' 11 (6.73m x 3.64m)
Having a laminate floor, twin ceiling light points, TV aerial point and connecting door through to the.

KITCHEN
13' 1 x 9' 2 (4.00m x 2.80m)
Comprising a range of contemporary base and wall cupboards incorporating a stainless steel sink unit with single drainer, 1? bowls and monobloc mixer tap, split level oven and hob, space for fridge freezer, space and plumbing for automatic washer, splash tiling above the work surfaces, original character cupboards to the side of the hall doorway, pantry cupboard and side door leading out to the footpath and rear garden.

FIRST FLOOR

BEDROOM ONE
10' 2 x 10' 11 (3.09m x 3.33m)
Having fitted wardrobes running the length of one wall.

BEDROOM TWO
12' 8 x 9' 6 (3.86m x 2.89m)
With a fitted cupboard and adjacent boiler cupboard with combi central heating boiler. Stripped floor. Long distance views to the rear.

BEDROOM THREE
8' 2 x 9' 2 (2.48m x 2.80m)
Having stripped floor and built-in cupboard over the stairs.

BATHROOM
Comprising a panelled bath with plumbed shower over, bracket washbasin with built-in cupboard beneath and partial ceramic wall tiling.

SEPARATE WC
With a traditional high level cistern.

OUTSIDE
There are lawned gardens to both the front and rear. To the rear of the property is a patio area with distant views. Outside water tap. Traditional outhouse ideal for bike storage, gardening equipment etc.

DIRECTIONS
From the A6120 Leeds Outer Ring Road junction with Spen Lane, proceed south along Spen Lane. At the mini roundabout near the Co-operative supermarket turn right into Butcher Hill. Take the next left into Old Oak Drive and then second right into Spen Approach where this property can be found on the right-hand side just after the left-hand 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 1.7/JM/RM/JM. "