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" **IDEAL FAMILY HOME IN A CUL DE SAC LOCATION** **CALL US 7 DAYS A WEEK TO BOOK A VIEWING**

GROUND FLOOR ACCOMMODATION ENTRANCE Main entry to the property is via the conservatory doors to the rear of the house. UPVC double glazed double doors, full height double glazed panels. CONSERVATORY 3.85 X 3.62 (12'8' X 11'11') Is of brick and uPVC double glazed construction with polycarbonate roof, uPVC double glazed windows to two sides. Single central heating radiator, mid oak laminate flooring and recess ceiling downlighters. UPVC double glazed leaded double doors in wood grain effect and Georgian style lead through to kitchen. DINING KITCHEN 4.07 X 2.57 MAX (13'4' X 8'5' MA X) Including a full range of fitted base and wall units in a modern cream finish with downlighters and wood effect roll edge laminate worktops. Integrated four burner gas hob, overhead extractor hood in brushed stainless steel and matching splashback. Undermounted brushed stainless steel and glass electric oven. Modern single bowl stainless steel sink and drainer with modern chrome mixer tap over. Space for a concealed automatic washing machine, integrated slimline dishwasher and integrated fridge freezer and matching wine cooler. Ceramic tiled splaskbacks to all splashback areas to full ceiling height around kitchen in a brick effect style. UPVC Georgian style double glazed leaded window looking into conservatory, timber grain to exterior. Wood effect vinyl floor and dining area has a double central heating radiator. Door leads through to lounge. LOUNGE 5.22 X 4.10 (17'2' X 13'5') *Measured maximum size including understairs space, staircase and porchway to side entrance of property.
With feature living flame gas fire on a polished granite effect raised hearth and back with decorative 'Adam' style surround and mantle. Single central heating radiator and uPVC double glazed leaded bow window to front elevation in timber grain effect and Georgian style, Staircase leads to first floor accommodation. SIDE ENTRANCE PORCH 1.09 x 0.92 (3'7' x 3'0') With uPVC double glazed door with twin frosted, leaded and coloured glass panels. Accesses the side of the property, driveway elevation. LANDING 2.58 X 1.88 (8'6' X 6'2') *Measured maximum size including staircase.
With single central heating radiator and loft access hatch. Doors access thee bedrooms and shower room. BEDROOM ONE 4.08 X 2.63 (13'5' X 8'8') *Measured maximum size including alcove for wardrobe space and over stairs storage cupboard.
Single central heating radiator and uPVC double glazed leaded window in wood grain effect and Georgian style to front elevation of property. BEDROOM TWO 3.34 X 2.10 (10'11' X 6'11') With single central heating radiator and uPVC double glazed leaded window in Georgian style overlooking rear garden and surrounding area. BEDROOM THREE 2.53 X 1.91 (8'4' X 6'3') Hah a single central heating radiator and uPVC double glazed leaded Georgian style window to rear elevation overlooking rear garden and surrounding area. SHOWER ROOM 2.09 X 1.73 MAX (6'10' X 5'8' MA X) With four piece suite comprising Quadrant shower cubicle with curved opening shower screen doors and mains chrome mixer shower. Close coupled w.c , bidet and wall mounted hand wash basin with chrome mixer tap over. Ceramic tiling to floor and all walls to full ceiling height with contemporary mosaic effect border insert. Recess ceiling downlighters and extractor fan. Modern chrome ladder style radiator, uPVC double glazed, frosted and leaded window in Georgian style to side elevation. EXTERNAL FRONT To the front of the property is a small lawned garden with shale beds and established shrubs. Driveway leads down the side of the property and provides access to the rear garden. REAR Rear garden is laid mainly to lawn, fenced enclosed and divided from neighbouring properties and surrounding area with established trees, shrubs and border plants. HEATING AND APPLIANCES The heating system and any appliances (including Burglar Alarms where fitted) mentioned in this brochure have not been tested by Park Row Properties. If you are interested in purchasing the property we advise that you have all services and appliances tested before entering a legal commitment to purchase. OPENING HOURS CALLS ANSWERED :
Mon, Tues, Wed & Fri - 9.00am to 5.30pm
Thursday - 9.00am to 8.00pm
Saturday - 9.00am to 5.00pm
Sunday - 11.00am to 3.00pm

TO CHECK OFFICE OPENING HOURS PLEASE CONTACT THE RELEVANT BRANCHES ON:
SELBY - 01757 241124
SHERBURN - 01977 681122
GOOLE 01405 761199
PONTEFRACT - 01977 791133
KIPPAX - 0113 8160111
CASTLEFORD - 01977 558480 MAKING AN OFFER In order to comply with the Estate Agents (Undesirable Practises) Order 1991, Park Row Properties are required to verify 'the status of any prospective purchaser... This includes the financial standing of that purchaser and his ability to exchange contracts'. To allow us to comply with this order and before recommending acceptance of any offers, and subsequently making the property 'SOLD' each prospective purchaser will be required to demonstrate to 'Park Row Properties' that they are financially able to proceed with the purchase of the property.
We provide truly Independent Mortgage Advice. Unlike many companies we are not tied, and more importantly not targeted to any Lender. We have instant on-line access to over 1000 mortgage deals provided by over 100 Lenders ensuring we are unbeatable when identifying and recommending your new mortgage or re-mortgage requirements.
Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it. Written quotations available on request. Life assurance is usually required.
To arrange a no obligation appointment please contact your local office. STAMP DUTY ?0 - ?125,000 FREE*
Over ?125,000 - ?250,000 1% of the selling price
Over ?250,000 - ?500,000 3% of the selling price
Over ?500,000 - ?1,000,000 4% of the selling price
Over ?1,000,000 - ?2,000,000 5% of the selling price
Over ?2,000,000 7% of the selling price

*Certain disadvantaged areas are exempt from the Stamp Duty threshold up to ?150,000. Verification of these properties can be found on the Inland Revenue web site or via your solicitor. VIEWINGS Strictly by appointment with the sole agents.
If there is any point of particular importance to you we will be pleased to provide additional information or to make any further enquiries. We will also confirm that the property remains available. This is particularly important if you are travelling some distance to view the property. Directions From our Kippax office on High Street turn right and at the roundabout take the second exit onto Leeds Road. At the T junction turn left onto the A63 and at the next roundabout take the second exit continuing along the A63. At Thorpe Park roundabout take the first exit onto the M1 motorway. Leave the M1 at junction 44 and at the roundabout take the third exit onto the A639, at the next roundabout take the second exit continuing along the A639 and at the next round about take the first exit and merge onto the A639. At the next roundabout you need to take the first exit and join the M621. Leave the M621 at junction 1 and at the roundabout take the first exit onto the A6110, continue to the next roundabout and take the third exit onto the A643, after approximately just over a mile you will come to a mini roundabout bear right onto the A643 and continue forward until you reach a left turning onto Birk Lane. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. "