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" EXTENDED, TRADITIONAL FAMILY HOME with a STUNNING PRESENTATION - Ample living/reception space including - Lounge which is currently used as a children's play room, spacious versatile second reception room/formal lounge opening into the dining room and an extended kitchen - GUEST CLOAKS/W.C - First floor: THREE GOOD SIZED BEDROOMS & LUXURY BATHROOM - Sought after Cookridge with a wealth of amenities, excellent schools and transport links, inc Horsforth train station a short distance away. Off-street parking on the drive for four cars & DETACHED GARAGE. Large landscaped gardens with lawns, patio area to sit out, relax and entertain and childrens mulched play areas. EPC - C

INTRODUCTION A stunning extended traditional semi-detached, in the sought after location of Cookridge, with a wealth of amenities, excellent schools and transport links, including Horsforth train station a short distance away. This is an ideal family home with plenty of living space and generous sized bedrooms. The property briefly comprises an entrance hallway giving access to a formal lounge, which is currently used as a childrens playroom, a further spacious reception room/formal lounge is the perfect place where you can relax with the family at the end of a busy day, patio doors into the dining room creating open plan living that can be sectioned off when required. The extended kitchen provides plenty of space for families and the down stairs WC finishes the ground floor off nicely. To the first floor there are three good sized bedrooms and a luxurious house bathroom. Externally there is off-street parking for four cars on the driveway, which leads to a detached garage. The gardens are substantial to the rear, with lawned areas, patio area to sit out, relax and entertain and play areas for the children set across three levels. COOKRIDGE Cookridge is a popular Village with a good mix of accommodation and amenities available, along with reputable schools, a recently re-designed and re-furbished sports club/swimming pool, Asda superstore and two Health Centres at Holt Park. Ideally situated for access to Otley Road (A660) and the Ring Road (A6120) thus making commuting straight forward. Public transport facilities are good by bus or alternatively by railway from the Horsforth Train Station located at the bridge on the Horsforth/Cookridge border. Horsforth village is just next-door where a vast range of shops, supermarkets, pubs and restaurants can be found. On the edge of Cookridge Village beautiful countryside can be enjoyed for Leisure purposes and the Cookridge Hall Golf Course and health club are on the doorstep. HOW TO FIND THE PROPERTY From our office at New Road Side, Horsforth (A65) turn left and proceed towards the Rawdon roundabout, take the third exit onto Broadway and continue to the traffic lights. Turn left into FINK HILL and proceed to the next roundabout (THE OLD BALL PUBLIC HOUSE being on your left) and take the forth exit into STATION ROAD. Proceed over the bridge and turn right into TINSHILL LANE. The property is located on the right hand side going up the hill and can be identified by our 'For Sale' sign. Post Code LS16 6DF. ACCOMMODATION TO THE GROUND FLOOR Timber entrance door leading into... ENTRANCE HALL Oozing period charm this is a most welcoming entrance, with two-tone decor divided by picture rail. Smart and practical wood effect flooring. Staircase to the first floor. Door into... .
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. LOUNGE 4.47m x 3.78m

(14'8' x 12'5') A spacious and versatile reception room which is currently being used as a playroom. Gorgeous slate and tiled fireplace which forms such a wonderful feature and has an inset gas fire. Stripped and varnished floorboard. Large bay window which floods the room with lots of natural light. Two-tone decor divided by picture rail, ceiling rose. SECOND RECEPTION ROOM 3.96m x 3.48m

(13'0' x 11'5') Such a lovely room, ideal for the family, a place where you can gather and be cosy of an evening. Two-tone decor. Brick backed chimney breast. Stripped and varnished floorboards. DINING ROOM 3.25m x 3.10m (10'8' x 10'2') Forming part of the extension this is a beautiful additional room, if you enjoy entertaining then this room is ideal, otherwise flexible to suit your personal requirements. Tiled floor with under-floor heating adding a touch of luxury. Rear bay with double doors opening out onto the patio, perfect for when friends are round or children can run out and play in the spring/summer months. An excellent all year round room. .
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. KITCHEN 5.84m x 2.57m

(19'2' x 8'5') Fitted with a comprehensive range of wall, base and drawer units with complementary work surfaces. Inset ceramic sink, side drainer and modern mixer tap. Integrated dishwasher, washing machine, electric oven, five point gas hob and space for full sized fridge/freezer. Tiled splash-backs and ceramic tiled floor with under-floor heating adding a touch of luxury. GUEST CLOAKS/W.C. 1.30m x 1.14m

(4'3' x 3'9') A most welcome and useful addition to any property. Low flush WC and a wash hand basin. TO THE FIRST FLOOR Stairs from the ground floor leading up to... LANDING A lovely light/bright area providing great views. Access into the loft which is fully boarded and carpeted, ideal for storage and ripe to convert (Subject to planning/permissions). Door into... BEDROOM ONE 4.47m x 3.78m (14'8' x 12'5') An excellent sized and such a beautiful room. Bay fronted with lots of natural light. Stripped and varnished floor.. Two-tone decor. Feature cast iron fire surround. BEDROOM TWO 4.04m x 3.48m

(13'3' x 11'5') An excellent double bedroom, well proportioned, having two-tone decor, stripped and varnished floorboards. Fitted wardrobes provide excellent hanging and storage space. Feature cast iron fire surround. BEDROOM THREE 2.59m x 2.18m (8'6' x 7'2') A good sized single room, nursery or home office. Feature wallpaper. BATHROOM 2.64m x 2.46m

(8'8' x 8'1') A modern bathroom fitted with a three piece suite comprising 'P' shaped bath with thermostatic shower controls over and a curved shower screen, WC and wash hand basin. Tiled splash-backs with border. Inset ceiling spotlights. Extractor fan. TO THE OUTSIDE The property enjoys substantial landscaped gardens. To the front is a medium sized garden area with flower/shrub borders and hedging providing a screen from the street and providing a good degree of privacy. A driveway to the side provides off-street parking for up to four cars and leads to the detached garage, which has power, light an dis plumbed for a washing machine. The rear garden is extensive, set over three levels with a paved patio/lawned area to the immediate rear. The second level has a grassed perimeter with mulched central section which forms a soft play area for children, ideal for slides, swings etc, the top level again is ideal for the children, low maintenance with mulch, the perfect place for a trampoline, playhouse etc. PLANNING & BUILDING REGS. We are presently unable to confirm whether any appropriate planning permission or building regulation consents were obtained when altering the property, we do not hold on file, nor have we seen sight of any relevant supporting documents. Interested parties must satisfy themselves in this regard via their own Legal Representative. BROCHURE DETAILS Hardisty and Co prepared these details, including photography, in accordance with our estate agency agreement. "