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" Renovated and upgraded to the HIGHEST STANDARDS this three bedroom SEMI DETACHED HOUSE has everything for a family although anyone with a DISABILTY will find this property is PERFECT FOR THEIR NEEDS with ramps, wheelchair access across rooms and through doorways and even a LIFT between floors. Replastered throughout with a high degree of insulation in the walls, floors and ceilings and LOW ENERGY LIGHTING, alarm, door intercom, interlinked smoke alarms and fitted window blinds throughout. The luxuries include FULL SURROUND SOUND SYSTEM with music throughout the ground floor, beautiful OPEN PLAN fitted kitchen, dining area and lounge, new family bathroom and EN SUITE WET ROOM to the master bedroom. CANNOT BE IMAGINED - MUST BE SEEN.

DETAILS GROUND FLOOR 0' 0 x 0' 0 (0.00m x 0.00m)
ENTRANCE HALL
With stairs off to first floor and giving access to the lounge and downstairs bathroom.

LOUNGE
16' 10 x 11' 9 (5.14m x 3.57m)
Comprising a picture window to the front, beautiful wood flooring and having TV aerial point for wall mounted television, satellite connection and surround sound speaker connection with surround sound speakers already installed, halogen lighting to the ceiling and ample electric points.

DINING AREA
24' 7 x 9' 1 (7.50m x 2.77m)
Extending through into the kitchen and a superb stone floor throughout, French windows opening out onto the rear patio, Velux window above the dining area, TV aerial point for wall mounted television and satellite connection with surround sound speaker cabling, ample electric points and open plan through to the lift area and kitchen.

FITTED KITCHEN
16' 5 x 19' 3 (5.00m x 5.87m) overall
Being open plan and a suitable width for wheelchair manoeuvrability to the extensive range of work surfaces including the inset stainless steel sink unit with single drainer and monobloc mixer tap, 1? bowls, integrated dishwasher and washing machine, integrated split level oven and hob with overhead filter hood and under-unit lighting with complementary kick-plate lighting to the tiled floor. Space for fridge freezer, ample electric sockets, splash tiling to the walls, under stairs storage cupboard and side door to the driveway.

DOWNSTAIRS BATHROOM
9' 6 x 6' 2 (2.90m x 1.89m)
Presently a wet room but to be refurbished in January 2011 with a new bath, electric shower, pedestal washbasin, low level wc, tiled floor, fully tiled walls, halogen lighting to the ceiling and extractor fan.

FIRST FLOOR

MASTER BEDROOM
9' 10 x 16' 1 (3.00m x 4.89m)
With laminate floor, window to the front, TV aerial point, halogen lighting to the ceiling, connecting door to bedroom two, sliding door to the landing and door through to.

EN SUITE WET ROOM
12' 7 x 10' 7 (3.84m x 3.22m) overall including the lift area and linen cupboards
Having an open plan shower area with plumbed shower and additional hand shower, cantilevered washbasin, low level wc, extractor fan, full Travertine tiling to the walls and floor, built-in linen cupboards and wall mounted combi central heating boiler. To the rear of the wet room is the lift access area from the ground floor.

BEDROOM TWO
13' 9 x 9' 0 (4.20m x 2.75m)
With a window to the front, TV aerial point and connecting door from the master bedroom.

BEDROOM THREE
8' 8 x 7' 3 (2.64m x 2.20m)
With an aspect to the rear.

OUTSIDE
There is a garden area to the front of the property along with a brick-set driveway leading up to ample car parking for two or three vehicles in tandem. The driveway extends around to the rear of the property to a brick-set patio area giving access to the dining area of the house via the French windows. This patio area has external garden lighting with up-lighters against the fence and there is security lighting to the side and rear elevations.

LOFT AREA
There are two loft areas to the property, both are partially boarded with loft lighting and insulation.

DIRECTIONS
From the City centre proceed along The Headrow in front of the Town Hall and proceed over the Inner Ring Road at Westgate onto Burley Road. Continue through the trraffic lights at Cardigan Road, under the railway bridge and past Burley Park on the right. After another 500m or so almost at the top of the hill this property can be found on the right-hand side.
TENURE
Freehold.
SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection. There are four interlinked smoke detectors in the house along with a burglar alarm and door intercom system operated from the ground floor. Broadband is installed and there is full surround sound wiring in the lounge, dining area and kitchen with two independent speaker systems providing for music throughout the ground floor.
BUILDING REGULATIONS AND PLANNING PERMISSION
The extension and building works were completed in December 2008 and full building regulation approval and planning permission was obtained for the works completed.
APPLIANCES
Please note that if any appliances are included in the sale these will not have been tested by David Moor Estate Agents and we provide no warranty or guarantee thereon.
COUNCIL TAX BAND
The property is currently in Band B but with a review pending.
VIEWING ARRANGEMENTS
Please contact our Leeds office.
OFFICE HOURS
The office is open 9am - 5.30pm Monday to Friday, 9am - 5pm Saturday, and 10.30am - 4pm on Sunday. Escorted viewings and free valuations can also be conducted outside these hours by arrangement.
SALES PARTICULARS
Version No 3/JM. "