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" *** NEW TO THE MARKET *** A well presented three bedroom semi-detached house with beautiful gardens located at the head of a cul-de-sac location conveniently situated for East Garforth Train Station and the local primary school. The accommodation briefly comprises entrance hall, lounge, dining room, conservatory, kitchen, first floor landing, bedroom one, bedroom two, bedroom three and shower room/W.C. In addition the property has PVCu double glazed windows, PVCu double glazed entrance doors, PVCu double glazed French doors from the conservatory to the rear garden, gas fired central heating with Feroli combination boiler, modern fitted kitchen with four ring gas hob, extractor over, built in electric oven, and modern three piece white shower room being fully tiled with mosaic border. Outside to the front of the property is a low maintenance garden with washed pebble stones. A driveway provides off road parking which leads to a detached garage with up and over door. To the rear of the property is a larger than average neat well cared for garden not being overlooked which is mainly laid to lawn with a wide variety of plants and shrubs to the border with paved patio seating area. We recommend that this property be viewed at your earliest convenience.

Entrance Hall 12'10' x 6'3' (3.91m x 1.91m) Having a timber framed front entrance door with matching panel to one side. Door leading to lounge. Door leading to kitchen. Storage unit. Staircase to first floor. Storage cupboard under-neath the stairs housing the Feroli combination boiler, gas meter, electric meter and fuse box. Central heating radiator. Dado rail. Wood effect lino flooring. Telephone point. Thermostat panel. Positioned to the front. Lounge 12'7' x 10'1' (3.84m x 3.07m) Having a wooden feature fire surround with marble back and hearth with gas fire (which is currently disconnected from the mains gas supply). PVCu double glazed bow window. Central heating radiator. TV point. Two wall light points. Coving to ceiling. Sliding doors leading to the dining room. Positioned to the front. Second View Dining Room 11'4' x 8'11' (3.45m x 2.72m) Having PVCu double glazed single sliding patio doors leading to the conservatory. Central heating radiator. Coving to ceiling. Ceiling rose. Positioned to the rear. Conservatory 9'3' x 9'6' (2.82m x 2.90m) Being of a brick and PVCu double glazed construction with PVCu double glazed French doors leading to the rear garden. Wood effect lino flooring. Positioned to the rear. Kitchen 10'4' x 7'5' (3.15m x 2.26m) Having a modern range of wall and base units with roll edged work surfaces incorporating single bowl, single drainer, stainless steel sink unit, with mixer tap. Four ring gas hob. Extractor over. Built in electric oven. Space for fridge. Space for freezer. Plumbed for washing machine. Part tiled to the walls. Tiled effect flooring. PVcu double glazed window. PVCu double glazed rear entrance door with matching panel to one side. Positioned to the rear. Second View First Floor Landing 7'6' x 6'5' (2.29m x 1.96m) Doors leading to bedroom one, bedroom two, bedroom three, and shower room/W.C. PVCu double glazed window. Dado rail. Access point to loft having pull down ladder, being fully insulated with boarding underneath and having a light which you plug in on the landing. Bedroom One 12'11' x 9'4' (3.94m x 2.84m) Having two double fitted wardrobes with vanity area in the centre. PVCu double glazed window. Central heating radiator. Positioned to the front. Second View Bedroom Two 10'9' x 9'11' (3.28m x 3.02m) Having a 'Stracken' double fitted wardrobe. Storage cupboard off. PVCu double glazed window. Central heating radiator. Positioned to the rear. Second View Bedroom Three 9'11' x 6'5' (3.02m x 1.96m) PVCu double glazed window. Central heating radiator. Double wardrobe over the bulkhead. Positioned to the front. Shower Room/W.C. 6'4' x 6'2' (1.93m x 1.88m) Being a three piece white suite comprising vanity wash basin with double cupboard below, low flush W.C., with concealed cistern and fully independent shower cubicle. Fully tiled to the walls with mosaic border. PVCu double glazed window. Chrome towel central heating radiator. Positioned to the rear. Outside To the front of the property is a low maintenance garden with washed pebble stones. Outside light to the front of the property. A driveway provides off road parking which leads to a detached garage with up and over door. The garage also has power inside. Security light to the side of the property. A side access gate leads to the rear of the property which is a larger than average neat well cared for garden not being overlooked which is mainly laid to lawn with a wide variety of plants and shrubs to the border with paved pathway to the edge. The rear garden also has a plum tree, apple tree and damson tree. Paved patio seating area. Two green-houses. Timber shed with power inside. Outside light to the rear of the property. Outside tap. Outside power point. Second View Third View Fourth View Location From Garforth Main Street turn on to Church Lane between the Library and the Medical Centre. Follow Church Lane to the 'T' junction. Turn right on to Ninelands Lane then immediately left on to Green Lane. From Green Lane bear left on to Woodlands Drive and Elder Garth is then the fifth turning off on the right hand side. The property can be found at the head of the cul-de-sac as indicated by our Agents board. Viewing Arrangements Please contact Agent's Garforth Office on (0113) 2864276. Opening Hours Monday - Friday: 9.00am to 5.00pm, Saturday: 9.00am to 3.00pm, Sunday: 11.00am to 3.00pm. Important Notice 1. These particulars are prepared in good faith by Mike Dobson (Estate Agents) Limited on 29th April 2014 to give a fair overall view of the property and do not constitute any part of an offer or contract. They must not be relied upon as statements or representations of fact. All measurements are given as a guide only and no liability can be accepted for any errors arising from them 2. Photographs depict only certain parts of the property. It should not be assumed that the contents/furnishings, furniture etc. Photographed are included in the sale. 3. Nothing in these particulars shall be deemed as fact or a statement that the property is in good structural condition or otherwise. No responsibility is taken for any error, omission or mis-statement. 4. Purchasers should check all services/appliances/equipment are in good working order prior to exchange of contracts as these have not been tested and no warranty can be given as to their condition. Mike Dobson (Estate Agents) Limited nor its employees have any authority to make or give representations or warranties whatever to this property. Purchasing Procedures Once you are interested in purchasing this property, please call at our local office to make your offer. 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. In compliance with the Estate Agents (Undesirable Practices) (No 2) Order 1991, we are under an obligation to check into a purchaser's financial situation before recommending an offer to a Vendor. Therefore, prior to any offer being accepted you will be required to make an appointment in order for us to financially qualify your offer. If you are making a cash offer which is not subject to the sale of a property, written confirmation of the availability of the cash will be required before your offer can be qualified. MIKE DOBSON (ESTATE AGENTS) LTD offer a comprehensive, independent mortgage services which is free of charge to both Vendors and Purchasers. Mortgages We offer access to independent mortgage advice through our trading partner 2PM and are part of Mike Dobson group of trading partners. They are not tied to any one bank, building society or insurance company. 2PM advisors search the whole market to obtain the best rates and deals available for mortgages and insurance products. This service is FREE OF CHARGE and quotations are available without obligation. Weekend and evening appointments are available. Contact your local office for further details. 2PM are directly authorised and regulated by the Financial Services Authority. YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE. A well presented three bedroom semi-detached house with beautiful gardens located at the head of a cul-de-sac location conveniently situated for East Garforth Train Station and the local primary school. "