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" SUBSTANTIALLY REDUCED. Skilfully extended to the ground floor creating a versatile living amenity, presented in meticulous contemporary style, this 4 bedroom semi detached family house arranged over 3 levels, includes outstanding family sitting room with french doors leading out to sun deck and garden. First floor sitting room with balcony. En-suite shower room to principal bedroom and integral single garage. - SEMI RURAL LIFESTYLE JUST 5 MINUTES DRIVE JUNCTION 38 M1 FOR LEEDS/SHEFFIELD.

Set within neat maturing and thoughtfully landscaped gardens, well proportioned and enclosed to the rear. The property commands choice location on the fringe (Woolley side) of this highly favoured and commutable development, surrounded by rolling countryside providing an ideal base to access Junction 38 M1 motorway for Wakefield, Barnsley, Leeds City and Sheffield.
Complete appraisal is essential to fully appreciate all that is on offer. THE ACCOMMODATION In more detail the accommodation which is served by a gas fired central heating system and incorporates PVCu double glazed windows and a security alarm system comprises: GROUND FLOOR LEVEL Front entrance door with 2 glazed panes open into: RECEPTION HALL 2.01m(6'7'') inc. staircase x 4.57m(15'0'') Polished porcelain tiled floor, staircase off to first floor with white painted spindle ballustrade. Radiator. Personal door to garage. GROUND FLOOR WC 0.91m(3'0'') x 1.91m(6'3'') Window to front with obscured glass. Porcelain tiled floor extends through. White suite comprising, pedestal hand wash basin with tiled splash back, low level flush wc. BREAKFAST KITCHEN 4.80m(15'9'') x 2.59m(8'6'') Porcelain tiled floor extends through having supplementary underfloor electric heating, radiator, useful understairs pantry cupboard. A range of contemporary units in polished timber effect finish, stainless steel handles, comprise base cupboards and drawers with curved edge working surfaces over having tiled surrounds. Inset stainless steel sink with chrome mixer tap. Electrolux integrated dish washing machine, integrated electric refridgerator and deep freeze, concealed plumbed in clothes washer and dryer, Hotpoint inset 4-plate ceramic hob with stainless steel chimney hood over and integrated under oven. Matching wall mounted cupboards, one concealing Gloworm Gas fired boiler. Concealed halogen contemporary work surface downlighting. Open plan access to family room. FAMILY ROOM 4.57m(15'0'') x 2.64m(8'8'') Porcelain tiled floor extends through with supplementary underfloor heating, window to the rear, double french doors open out to the sun deck and garden. Full heigh mono-pitched ceiling with 2 velux roof windows. Halogen downlighting and radiator. LANDING Having staircase off to second floor, radiator, door to Lounge. LOUNGE 4.78m(15'8'') maximum x 4.04m(13'3'') Reducing to 7'10. L-shaped configuration. Window to the rear. Double french doors open out to small balcony. Point for wall mounted TV, radiator. DOUBLE BEDROOM 2.62m(8'7'') x 3.61m(11'10'') Window to the front. Radiator. HOUSE BATHROOM / WC 2.06m(6'9'') x 1.88m(6'2'') Window to the front with obscured glass. Polished porcelain tiled floor. Radiator. Suite in white, comprising moulded panel bath with chrome mixer tap. Mira plumbed shower mixer over with glazed shower door. Fully tiled shower surround. Pedestal hand wash basin with chrome mono block mixer. Low level flush wc, half tiled surround. Halogen downlighting, electric extractor. LANDING Having access point into the roof space. Built in linen/cylinder cupboard. PRINCIPAL BEDROOM 3.71m(12'2'') x 2.82m(9'3'') maximum Reducing. Window to the front. Radiator. TV aerial point. Bank of ladies and gentlemans built-in wardrobes. Further built in closet. Door to ensuite shower room. EN-SUITE SHOWER ROOM/WC 1.83m(6'0'') x 1.88m(6'2'') maximum Window to front with obscured glass. Porcelain tiled floor. Radiator. Halogen contemporary down lighting. Electric extractor. Independant tiled shower cubicle with Mira plumbed shower mixer. Pedestal handwash basin with chrome mono block mixer. Low level flush wc. Half tiled surround. DOUBLE BEDROOM 2.62m(8'7'') mximum x 4.04m(13'3'') WIndow to the rear. Radiator. BEDROOM 2.06m(6'9'') x 2.44m(8'0'') Window to the rear. Radiator. OUTSIDE The property is set back behind open plan foregarden, having tarmacadem surface driveway, providing access to the garage, providing additional off street car standing. A flagged ramp adjacent provides access to front door. Small established lawn with flower borders. Flagged foot path leads down the side of the property to the rear via. a close boarded screen hand gate. INTEGRAL GARAGE 2.59m(8'6'') x 5.13m(16'10'') Having metal up and over door for access. Electric light and power available. REAR There is a well proportioned enclosed garden area, having shaped timber sun-deck to the rear of the french doors with ballustrade surround, beyond which extends an established shaped lawn. Planted beds, outstide cold water tap and double electric power socket. Close baorded fencing to the boundary perimeters. SERVICES Mains gas, electricity, water supply and drainage are available to the property. TENURE Leasehold. HOW TO GET THERE Leave Wakefield city centre on the A636 Denby Dale Road following the main road out to the roundabout at Junction 39 M1 motorway (Cedar Court). Join the motorway south, proceeding down to Junction 38, leaving the motorway and taking the first exit off the roundabout onto Haigh Lane. Continue up Haigh Lane through the village to the cross roads and turn right onto Woolley Edge Lane. Follow the lane forward proceeding to the sign post to Woolley Grange on the right hand side, turning right and following the hill to the development and the property will be found just round the corner on the left indicated by the Hodsons For Sale board. BOUNDARY DISCLAIMER The boundaries and ownerships have not been checked on the Title Deeds for any discrepancies or rights of way. All prospective purchasers should make their own enquiries before proceeding to exchange of contracts. None of the services or fittings and equipment have been tested and no warranties of any kind can be given; accordingly prospective purchasers should bear this in mind when formulating their offers. All measurements are for general guidance purposes only and are approximate due to variations and tolerances in metric and imperial measurements. Floorplans are for illustration purposes only. These particulars shall not form any part of any offer or contract and no guarantee is given as to the condition of the property or the accuracy of its description. An intending purchaser must satisfy themselves as to their accuracy by their own investigation before entering into any contract.
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