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" A WELL PRESENTED THREE BEDROOM SEMI in need of some modernisation, situated on the fringe of Headingley, only a ten minute brisk walk from the shops, schools, restaurants and bars in this popular suburb of Leeds and within a short walk of the train station. Benefiting from GAS CENTRAL HEATING and uPVC DOUBLE GLAZING, the property comprises an entrance porch, hallway, living room, dining room, kitchen, conservatory with double doors out to the rear garden, three bedrooms, bathroom with over-bath shower and separate wc. There are lawned gardens to the front and rear, the rear being SOUTH FACING and enjoys sun for much of the day. A driveway provides off-street parking and leads to a single garage. FURTHER INSPECTION RECOMMENDED.

DETAILS GROUND FLOOR
ENTRANCE PORCH
Giving access through to the.

HALLWAY
With stairs up to the first floor, coving to the ceiling, centre light point, alarm panel, telephone point and central heating radiator.

LIVING ROOM
14' 7 x 12' 6 (4.45m x 3.81m)
Having a centre light point, wall-hung gas fire, central heating radiator, telephone point and television aerial point.

DINING ROOM
14' 7 x 11' 0 (4.45m x 3.35m)
With a wall-hung gas fire, centre light point and central heating radiator.

KITCHEN
9' 8 x 6' 10 (2.95m x 2.08m)
Comprising a range of base and wall units including a stainless steel inset sink with two draining boards, space for electric cooker, plumbing for automatic washing machine, space for fridge/freezer, centre light point, under stairs storage cupboard, central heating radiator and door through to the.

CONSERVATORY
19' 0 x 6' 10 (5.79m x 2.08m)
In a cedar wood construction with French doors out to the garden and a door to the drive at the side.

FIRST FLOOR

BEDROOM
13' 2 x 10' 6 (4.01m x 3.20m)
Having a window to the front elevation, picture rail, telephone aerial point and central heating radiator.

BEDROOM
13' 2 x 10' 7 (4.01m x 3.23m)
With built-in wardrobes, picture rail, central heating radiator and window overlooking the garden to the rear.

BEDROOM
9' 0 x 7' 8 (2.74m x 2.34m)
Having fitted wardrobes, centre light point, window to the front, picture rail, central heating radiator and a hatch providing access to the loft.

BATHROOM
Comprising a panelled bath with over-bath electric shower, pedestal washbasin, centre light point, storage cupboard, ceramic tiling to the walls and central heating radiator.

SEPARATE WC
Having a low level wc and centre light point.

OUTSIDE
There is off-street parking available via the driveway, which leads to the single garage. To the rear of the property is a sunny, south-facing garden.

DIRECTIONS
From the junction of Kirkstall Lane, Queenswood Drive and St Ann's Lane, proceed along St Ann's Lane towards Leeds and take the first left into St Anne's Drive. Continue towards the end of St Anne's Drive and where it turns into Stanmore Crescent 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.

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
Band C.

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.

PURCHASING PROCEDURE
Once you are interested in purchasing this property please call at our office to make your offer and register your interest. 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.

SALES PARTICULARS
Version No 1/JM. "