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SUMMARY
Offering deceptively spacious accommodation and situated in this convenient location close to all amenities and with easy access to road / rail networks is this three bedroom mid town house. Ideal for first time buyer or family purchaser.


DESCRIPTION
Situated in this popular location on the outer edge of Simpsons Lane Estate, conveniently placed for all amenities and for easy access to both road and rail networks for those wishing to commute is this brick built three bedroom mid town house. Ideal for the first time buyer or family purchaser the property offers deceptively spacious accommodation throughout and is maintained to a good standard. Having the usual requirements of gas central heating ( new boiler and fire fitted late 2015 ) and uPVC double glazing and benefiting from ample off street parking to the front the internal accommodation which must be viewed to be fully appreciated briefly comprises: to the first floor there is a Reception Hall, Kitchen and spacious Lounge / Dining Room. To the first floor there are three good size Bedrooms and House Bathroom. Outside to the front of the property there is a block paved courtyard providing ample off street parking whilst to the rear there are private enclosed gardens.

Reception Hall 
With stairs leading to the first floor, wood paneling to walls, central heating radiator, under stairs cupboard, cloaks cupboard and storage cupboard housing the central heating boiler ( newly installed November 2015). Having a uPVC / glazed door with glazed panel to the side leading out to the front of the property.

Kitchen 10' 3" x 8' 8" ( 3.12m x 2.64m )
Having a comprehensive range of units to high and low level incorporating corner display units and with spaces for appliances and plumbing for washing machine. Set within the laminate worktops there is a free standing Cannon gas stove with four gas rings, oven and grill and a stainless steel sink unit with chrome pedestal tap over. With ceiling coving, window to the rear of the property and having a uPVC / Glazed door leading out to the rear garden.

Lounge/dining Room 20' 8" x 10' 10" ( 6.30m x 3.30m )
Having the advantage of picture windows to both the front and rear of the property and with a timber fire surround with marble hearth and insert housing a modern coal effect electric fire ( installed November 2015 ), dado rail, ceiling coving and central heating radiator.

First Floor Landing 
With wood paneling to walls and having access to loft

Bedroom One 11' 9" x 10' 6" + entrance ( 3.58m x 3.20m + entrance )
With window to the front of the property and having a range of free standing units comprising wardrobes incorporating mirrors, drawers, dressing table and bed head. With central heating radiator.

Bedroom Two 11' 11" + entrance x 8' 7" ( 3.63m + entrance x 2.62m )
With window to the rear of the property and having a range of free standing units comprising wardrobes with cup boards over and dressing table. With ceiling coving and central heating radiator.

Bedroom Three 9' MAX x 8' 9" ( 2.74m MAX x 2.67m )
With window to the front of the property and with built in storage cupboard. Central heating radiator and ceiling coving.

Main House Bathroom 
Having a three piece suite comprising bath with shower over, low level w.c. and wash hand basin. With full tiling to walls, central heating radiator and ceiling coving. Having a window to the rear of the property.

Outside 
To the front of the property there is a boundary fence with double wrought iron gates and a pedestrian wrought iron gate leading to a block paved courtyard providing ample off street parking. To the rear there is a paved patio with low wall surround having access to a brick store and beyond a lawned garden with pebbled border and having a timber gate leading to the rear.


DIRECTIONS
The property itself can be approached by leaving Pontefract town centre along the A645 Knottingley Road. After passing the Turnpike public house on the left hand side and the petrol station on the right hand side turn right on to Spurriers Avenue. Turn left on to Simpsons Lane and then turn right on to Sycamore Avenue. Proceed along and number twenty eight will be found on the right hand side identified by the William H. Brown For Sale Board.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.