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" With immediate vacant possession. Providing deceptively comprehensive four bedroom family accommodation, arranged over three levels, a fine period style semi detached house commanding well regarded and highly commutable semi rural location. Retaining much of the atmosphere of the period, the property incorporates a carefully integrated contemporary living amenity and only a complete appraisal will fully reveal all that is on offer. Having the added facility of a conservatory to the rear, the property is set within enclosed gardens with private vehicular access leading in to the rear to a gravelled parking court, affording off street car standing. Here is a fine family home likely to fulfil all the requirements of modern executive living.

LOCATION Positioned just off the main A655 between Wakefield and Normanton, at the crest of Pineapple Hill, this is a congenial yet convenient location providing comfortable access by car into Wakefield City Centre, whilst offering the business commuter convenient reach to local junctions M62 and M1 motorways. 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 Canopied entrance with coach lamp and PVCU double glazed front entrance door opening into: RECEPTION HALL 1.96m(6'5'') 3'9 min. x 5.18m(17'0'') overall Single panel radiator, staircase off to first floor with polished pine newel post and spindled balustrade, useful walk-in store incorporating Worcester wall mounted gas fired combination boiler serving central heating to radiators and hot water supply. GROUND FLOOR W.C. 0.71m(2'4'') x 1.93m(6'4'') (Under staircase). Window to side with obscured glass, laminate flooring in woodgrain effect finish. Designer style suite comprising white circular wash hand bowl upon contemporary light oak wash stand with chrome pillar tap, low level flush w.c., contemporary chrome towel warmer. SITTING ROOM 4.39m(14'5'') x 4.01m(13'2'') Two windows overlooking the front with open aspects, cornice to ceiling and ornamental ceiling rose, radiator, TV aerial point. Traditional pine fireplace surround with arched cast iron grate incorporates Living Flame effect gas fire with raised granite hearth. DINING ROOM/KITCHEN Generous open plan room comprising: DINING AREA 3.63m(11'11'') x 4.47m(14'8'') Radiator, laminate flooring in beech effect finish, halogen contemporary downlighting, PVCU double doors open out to the conservatory, open plan access to: KITCHEN 2.84m(9'4'') x 3.30m(10'10'') Cove moulding to the ceiling, halogen contemporary downlighting, window to the side, the laminate flooring extends through from the dining room. Range of contemporary quality units in polished timber finish, with stainless steel handles, comprise base cupboards and drawers with curved edge working surfaces over having matching splashbacks, one and a half bowl inset stainless steel sink with hot and cold mixer tap, upright larder unit, plumbing provision and appliance space for automatic washing machine and dishwashing machine, Moffatt four plate stainless steel inset gas hob with contemporary chimney hood over and stainless steel under oven. CONSERVATORY 4.22m(13'10'') x 2.95m(9'8'') Of PVCU double glazed construction on brick and rendered foundation, monopitched polycarbonate roof, double French doors open out to the garden, laminate floor in beech woodgrain finish, radiator and wall light point. LANDING Window to the side, single panel radiator, cove moulding to the ceiling, pine newel post and spindled balustrade to the staircase well, return staircase off to second floor. DOUBLE BEDROOM 4.01m(13'2'') x 3.99m(13'1'') Two windows overlooking the front with stone mullion between, pleasing open aspects, cove moulding to the ceiling, double panel radiator. Recessed ladies and gentlemen's wardrobes. DOUBLE BEDROOM 3.63m(11'11'') x 4.50m(14'9'') Window to the rear with views over the garden and fields beyond, cove moulding to the ceiling, double panel radiator. BEDROOM 2.74m(9'0'') x 2.67m(8'9'') Window to the rear with similar views, single panel radiator, cove moulding to the ceiling. COMBINED BATHROOM/W.C. 1.98m(6'6'') x 1.63m(5'4'') Window to the front with obscured glass, laminate floor in beech effect finish, contemporary chrome towel warmer. Suite in white comprising panelled bath with hot and cold mixer tap, Gainsborough electric circulatory shower unit over with folding shower door, fully tiled shower surround, pedestal wash hand basin with chrome mixer tap, low level flush w.c. and halogen contemporary downlighting. SECOND FLOOR LEVEL Staircase and door open into: BEDROOM 2.51m(8'3'') x 3.05m(10'0'') (Excluding reduced head height). Sloping ceiling profiles with Velux windows on front and rear, radiator, two exposed beams, door into: EN-SUITE BATHROOM/W.C. 2.97m(9'9'') x 1.98m(6'6'') max. (including reduced head height). Monopitched sloping ceiling with Velux roof window to the front. White suite comprising double ended panelled bath with hot and cold mixer tap, tiled surround, pedestal wash hand basin, low level flush w.c., vinyl floor covering. OUTSIDE The property is set back behind enclosed foregarden, with pedestrian access to timber hand gate and flagged footpath with steps up to the front door, established lawn with surrounding bark covered and borders, a footpath extends down the gable via hand gate into the rear. There is privet hedging and wall to the front boundary with hedging to the adjoining side boundary and close boarded fencing to the gable boundary. Outside cold water tap. REAR To the rear there is an enclosed garden area, having flagged patio to the rear of the conservatory, with brick retaining walls having capped pillars and steps up to lawn, close boarded fencing to the side boundaries. Beyond the lawn is a gravelled parking court affording secure off street parking, with five bar gate and adjacent hand gate providing vehicular access in via gravelled driveway from Black Lane. There are open aspects over neighbouring fields beyond the rear boundary. 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. SERVICES Mains gas, electricity, water supply and drainage are available to the property. A security alarm system is installed. TENURE Freehold. HOW TO GET THERE Leave Wakefield city centre via Kirkgate, proceeding forward over Chantry Bridge and out on the A838 Doncaster Road. Continue through the traffic lights at the junction with Agbrigg Road, continuing forward to the traffic lights at the corner of Heath Common, turning left at the lights onto the A655 Black Road in the direction of Normanton. Follow the main road forward past Heath Common on the left, continuing forward up Pineapple Hill (Pineapple Hill on the crest to the right), taking the next right hand turning. Turn immediately left onto Elsicker Lane and the property is found immediately on the left hand side, indicated by the Hodsons for sale board. AGENT'S NOTE Interested parties and intending purchasers are advised that there is a current outline planning consent for the erection of an additional dwelling, on the plot of land immediately to the gable of the subject property and this is in the course of construction. 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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