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" A HOME TO BE PROUD OF - SHOW-HOME CONDITION both inside and out - Full of light and ready to move your furniture in - Immaculately tended gardens, GATED DRIVE & a DETACHED GARAGE - Porch, hallway, lounge, conservatory with 'self cleaning' roof, fully fitted kitchen. First floor: TWO DOUBLE BEDROOMS, both with fitted wardrobes & LUXURY BATHROOM. Ideally located for easy access to local amenities, schools, Horsforth train station and sports/leisure/golf facilities. EPC - E

INTRODUCTION A home which stands out in a crowd, oozes kerb appeal and really is in 'showhome' condition. The property sits proudly in place with immaculately tended gardens, extensive parking to the side upon the gated driveway, which leads in turn to the garage. Accommodation briefly comprises, entrance porch and hallway, then into the lounge with its stylish subtle grey decor theme, french doors to the conservatory, adding additional versatile space, with a 'self cleaning' roof and outlook over the private garden, ideal as a formal dining room or just extra space in which you can relax, and a fully fitted kitchen with two separate ovens. To the first floor are two double bedrooms, both with fitted wardrobes and the most luxurious bathroom. The gardens both front and rear are sun-traps. There is a decked area and level lawn with flower beds to the rear and to the front there is a patio, such a lovely spot where you can sit and watch the world go by. Ideally located for easy access to local amenities, schools, Horsforth train station and sports/leisure/golf facilities. LOCATION 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) proceed down towards Leeds City Centre. At the bottom of the hill turn left into Hawksworth Road and proceed to the Woodside roundabout. Continue straight on along Low Lane/Troy Road. At the junction with Station Road turn right, proceed over the bridge and bear to the left along Tinshill Road. Just before reaching the top of the hill turn right into Tinshill Drive. The property can be found on the left hand side, identified by our 'For Sale' sign. Post Code LS16 7DQ. ACCOMMODATION TO THE GROUND FLOOR uPVC door with glazed and leaded glass insert which leads into... PORCH Providing a useful shelter from the elements and a space in which muddy shoes and wet coats can be left. Power socket. Shelf. then further uPVC door into... ENTRANCE HALL With spindle and balustrade staircase leading to the first floor. Attractive and very smart decor theme. Door leading into a storage cupboard. Practical wood effect flooring. Contemporary style doors into... LOUNGE 5.99m x 3.15m

(max) (19'8' x 10'4' (max)) The dual aspect having large window to the front and french doors into the rear garden ensure that this room is flooded with natural light. The subtle grey decor theme is stylish and modern with a crisp and clean finish, literally ready for you to just add your furniture. Feature fire set into the chimney breast with ornate marble mantle over. T.V aerial point. French doors open into the conservatory so on a sunny day or when you have friends over, throw open the doors to extend the space. Attractive garden view. CONSERVATORY 3.23m x 2.92m (10'7' x 9'7') A fabulous addition! The vendors have informed us that a self-cleaning roof has recently been added. Presently used as a dining room, there is ample space to add a good sized table and chairs. A further set of french doors opens out into the garden - perfect for those party times and family get-togethers. KITCHEN 2.95m x 2.44m

(9'8' x 8'0') A very well planned kitchen with a high spec finish. Fitted with a good range of polish finish wall, base and drawer units with contrasting wood work-surfaces and attractive splash-back tiling. Inset one and a half bowl stainless steel, sink, side drainer and modern tall chrome mixer tap, garden view from the sink so you can keep an eye on the children if needs be. Subtle under-unit lighting. Chrome switch plates. Plumbed for washing machine. Integrated 'Statesman' gas hob, two single 'Hoover' waist level ovens and grill with internal LED lighting, 'Luxair' designer style extractor. Integrated larger than average fridge. Useful under-stairs storage cupboard with space for a freezer. TO THE FIRST FLOOR Staircase from the ground floor leading up to... LANDING With a window to the side elevation. Access hatch leading into the part boarded loft - ideal for light storage. Doors into... BEDROOM ONE 4.57m x 2.92m

(max) (15'0' x 9'7' (max)) A double bedroom flooded with natural light. Fitted with wardrobes across one wall with sliding doors and providing excellent hanging and storage space. Two windows with a pleasant aspect. The bedroom enjoys a good degree of privacy. BEDROOM TWO 3.71m x 2.92m

(max) (12'2' x 9'7' (max)) A second good sized double bedroom again having fitted with wardrobes across one wall with sliding doors, providing most useful hanging and storage space. BATHROOM 2.06m x 1.75m

(6'9' x 5'9') Another stylish room with a quality look. Fitted with a modern white three piece suite comprising panel bath with chrome taps, electric shower fitted over and a glazed shower screen, useful tiled shelving with subtle lighting for those relaxing times in the bath, a WC and pedestal wash hand basin. Fully tiled in attractive ceramics. LED down-lighters, extractor fan. Window to the rear elevation aiding light and ventilation. Useful cupboard for towels etc. TO THE OUTSIDE The front is fully enclosed so safe for children and enjoys a sunny aspect. There are two sections of lawn with pathways, raised flower beds with pebble borders, a paved patio where you can sit and watch the world go by. Separate pedestrian gate and double gates onto the paved drive with pebble finish which offers extensive parking along the side and leads to a detached single garage with electric up and over door, power points and water point, separate door into the garden. The rear garden is lovely, again fully enclosed, with a decked area for those parties or family BBQ's, lots of space for sun loungers too. This leads to a level lawn with well stocked flower beds adding colour and interest. Hard-standing for a shed. A peaceful, private sun-trap of a garden in which you will enjoy relaxing and listening to the birds. TO THE OUTSIDE MORTGAGE SERVICES We are whole of market and would love to help with your purchase or remortgage. Call Hardisty Financial to book your appointment today 0113 2390012 option 3. BROCHURE DETAILS Hardisty and Co prepared these details, including photography, in accordance with our estate agency agreement. "