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SUMMARY
An internal inspection is strongly recommended to appreciate this recently updated and refurbished three bedroom semi detached house, situated in this popular residential area and offering good size accommodation throughout.


DESCRIPTION
Occupying a quiet cul-de-sac position on this popular development situated close to local amenities and having easy access to all local centres and to the motorway network is this brick built three bedroom semi detached house, ideal for the family purchaser the property has been updated and refurbished in recent months by the present owners and is maintained and presented to a superb standard throughout. Having the usual requirements of gas central heating, uPVC double glazing and an alarm system and benefiting from newly installed contemporary kitchen and bathroom and newly fitted floor covering throughout. The internal accommodation which must be viewed to be fully appreciated briefly comprises; reception hall, kitchen and spacious lounge/dining room. To the first floor there are three good size bedrooms and luxury family bathroom. Outside to the front there is a garden and drive providing ample parking leading to a garage.

Reception Hall 
With stairs leading to first floor and having uPVC/glazed door leading out to the front of the property

Breakfst Kitchen 10' 5" x 8' ( 3.18m x 2.44m )
This superbly fitted kitchen has a comprehensive range of contemporary units to both high and low level, with spaces for appliances and with plumbing for washing machine. Set within the roll ledge worktops there is a stainless steel sink unit and stainless steel four ring electric hob with Electrolux electric oven having a contemporary stainless steel extractor hood over. With part tiling to walls, downlighters and with ceiling coving and window looking out to the front of the property.

Lounge/dining 19' 2" x 12' 5" ( 5.84m x 3.78m )
With window to the rear of the property having a contemporary timber fire surround, having a coal effect electric fire with brass surround. With ceiling coving and with patio doors leading out to the rear garden.

First Floor Landing 
Having access to loft

Bedroom One 12' 8" x 8' 11" ( 3.86m x 2.72m )
with window to the rear of the property and having double built in wardrobes.

Bedroom Two 10' 8" x 10' 1" ( 3.25m x 3.07m )
With window to the rear of the property

Bedroom Three 10' 7" x 6' 10" ( 3.23m x 2.08m )
With window to the front of the property

Family Bathroom 7' 11" x 8' 6" ( 2.41m x 2.59m )
this luxury fitted bathroom has a four piece modern white suite with chrome fittings comprising of a bath in tiled surround, shower cubicle, low level WC and contemporary style wash hand basin. With part tiling to walls and downlighters

Outside 
To the front of the property there is an open plan garden laid primarily to lawn with mature tree and drive providing ample parking leads to a single garage. To the rear of the property there is a good size garden having a paved patio area. The garden is of an enclosed nature having boundary fences to all sides.


DIRECTIONS
The property itself can be approached by leaving Pontefract town centre along Southgate, proceed along before taking left hand turn just before All Saints Church, take a second right hand turn onto Mill Dam Lane. Turn right onto Ferrybridge Road, continue along following the road out of Pontefract and proceed into Ferrybridge on entering the village take the first right hand turn onto Wordsworth Drive, proceed along following the road onto Arncliffe Drive take a right hand turn onto Balmoral Drive where number 20 will be found on the right hand side identified by the 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.