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" A BEAUTIFULLY PRESENTED TWO BEDROOM EXTENDED SEMI DETACHED HOUSE SITUATED IN A PLEASANT LOCATION HAVING OPEN OUTLOOK TO THE REAR AND WITHIN CLOSE PROXIMITY TO LOCAL SHOPS, SCHOOLS AND TRANSPORT SERVICES. THE ACCOMODATION BRIEFLY COMPRISES ENTRANCE PORCH, LOUNGE, DINING AREA, KITCHEN, TWO DOUBLE BEDROOMS TO THE FIRST FLOOR AND BATHROOM/W.C. IN ADDITION THE PROPERTY HAS PVCu DOUBLE GLAZED WINDOWS AND DOORS THROUGHOUT, GAS FIRED CENTRAL HEATING WITH COMBINATION BOILER. MODERN REFITTED KITCHEN AND REFITTED WHITE BATHROOM SUITE WITH SHOWER TO BATH. OUTSIDE DRIVEWAY PROVIDES OFF ROAD PARKING HAVING ESTABLISHED GARDENS TO BOTH FRONT AND REAR ENJOYING OPEN OUTLOOK TO THE REAR. WE STRONGLY RECOMMEND THAT THIS PROPERTY BE VIEWED AT YOUR EARLIEST CONVENIENCE.

ENTRANCE PVCu double glazed front entrance door leading to entrance porch. ENTRANCE PORCH Having door to lounge. LOUNGE 5.92m(19'5'') x 3.53m(11'7'') Reducing to 8'7. Hole in the wall living flame gas fire. PVCu double glazed window. Central heating radiator. Door to under stairs storage cupboard. Door to dining room. Coving to ceiling. TV point. Telephone point. Positioned to the front. DINING ROOM 3.53m(11'7'') x 1.91m(6'3'') Staircase to first floor. Laminate floor. Central heating radiator. Being open plan to kitchen. KITCHEN 3.07m(10'1'') x 2.90m(9'6'') Being refitted with a modern range of wall and base units. Wood work surfaces incorporating one and a half bowl single drainer stainless steel sink with mixer tap. Provision for gas cooker. Plumbed for washing machine. Plumbed for dishwasher. Room for fridge/freezer. Being to the work surfaces with laminate floor. PVCu double glazed window. PVCu double glazed side door entry. Positioned to the rear. FIRST FLOOR LANDING Doors leading to bedrooms one, two, and combined bathroom/W.C. Access point to loft having loft ladder, light and housing combination central heating boiler. BEDROOM ONE 3.53m(11'7'') x 3.43m(11'3'') PVCu double glazed window. Central heating radiator. Coving to ceiling. recessed storage cupbaord. Positioned to the rear. BEDROOM TWO 3.53m(11'7'') x 2.57m(8'5'') PVCu double glazed window. Central heating radiator. Coving to ceiling. Positioned to the front. BATHROOM 1.88m(6'2'') x 1.60m(5'3'') Being refitted and combined with three piece white suite comprising rectangular panelled bath with shower over and side screen. Pedestal wash hand basin. Low flush W.C. Being part tiled to the walls, tiled floor. PVCu double glazed window. Down lights to ceiling. Chrome heated towel radiator. Positioned to the side. OUTSIDE Driveway provides off road parking with a front low maintenance washed pebble garden. To the rear is a private and enclosed lawned garden with patio to the corner enjoying open outlook beyond. LOCATION From our Sherburn Office, turn right onto Low Street. At the traffic lights turn right onto Moor Lane. Take the fifth turning left onto Pinfold Avenue, second right onto Pinfold Garth where the property can be found on the left hand side as indicated by the agents board. THIS/THESE PLAN(S) IS/ARE PROVIDED AS A SERVICE TO OUR CUSTOMERS. IT/THEY IS/ARE INTENDED AS A GUIDE TO THE LAYOUT AND IS/ARE NOT TO SCALE. ALL PROSPECTIVE PURCHASERS MUST RELY UPON THEIR OWN INSPECTION. VIEWING ARRANGEMENTS Please contact Agent's at Sherburn in Elmet office on (01977) 684258 IMPORTANT NOTICE 1. These particulars are prepared in good faith by Mike Dobson (Estate Agents) Limited on 30th March 2010 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 Practises) (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 service 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 the 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.
OPENING HOURS Monday - Friday: 9.00am to 5.00pm,
Saturday: 9.00am to 3.00pm,
Sunday: 11.00am to 3.00pm VIEWING APPOINTMENT Your viewing appointment is:

Date ......... Time ........
OUR COMPLETE SERVICE INCLUDES: FREE VALUATION - OFFICES OPEN 7 DAYS A WEEK - FREE INDEPENDENT MORTGAGE ADVICE - NO SALE, NO CHARGE - NO HIDDEN EXTRAS WHATSOEVER AND THAT'S GUARANTEED.
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