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SUMMARY
Benefiting from beautifully maintained, private enclosed gardens to the rear, is this deceptively spacious, three bedroom semi detached house. Maintained & presented to a high standard throughout & occupying a prime cul-de-sac position in this popular residential village of Byram.


DESCRIPTION
Occupying a prime position at the head of this quiet cul-de-sac, situated in this popular residential village, & being conveniently placed for access to all local centres, amenities and to the motorway network, is this brick built three bedroom semi detached house. Ideal for the family purchaser, the property offers good sized accommodation, & is maintained and presented to a high standard throughout. Having the usual requirements of gas central heating, uPVC double glazing and an alarm system & benefiting from beautifully maintained, good sized private gardens. The internal accommodation must be viewed to be fully appreciated, & briefly comprises:
Reception Hall
Lounge/Dining Room
Conservatory
Modern fitted Kitchen
To the first floor there are three good sized Bedrooms and contemporary family shower room.
Outside, to the front of the property are attractive gardens, whilst to the rear there are beautifully maintained, private enclosed gardens.

Reception Hall 
With useful under stairs storage area, spindled stairs leading to first floor, central heating radiator, & having a window looking out to the side of the property. With uPVC/glazed door leading out to the front.

Lounge/dining Room 21' 4" x 12' 11" ( 6.50m x 3.94m )
This spacious reception room has a carved timber fire surround with marble hearth & insert housing a coal effect gas fire with brass surround. With 2 central heating radiators, 2 wall light points, ceiling coving, and having a window overlooking the front garden. With uPVC/glazed patio doors leading into...

Conservatory 11' 8" x 9' ( 3.56m x 2.74m )
Of uPVC & brick construction, & tiling to floor. With uPVC/double glazed French doors leading out to the rear garden.

Kitchen 10' 9" x 9' ( 3.28m x 2.74m )
Having a comprehensive range of modern units to both high and low level incorporating corner display units, wine rack & with spaces for appliances & plumbing for washing machine. Set within the laminate worktops is a stainless steel sink unit. With part tiling to walls, tiling to floor, boarding to ceiling incorporating downlighters, & with central heating radiator. Having a window overlooking the rear gardens, & uPVC/glazed door leading out to the side of the property.

Landing 
With window to the side & having access to loft.

Bedroom 1 11' 11" x 10' ( 3.63m x 3.05m )
Having a window to the front, & featuring built in floor-to-ceiling storage cupboard. With ceiling coving, dado rail, & central heating radiator.

Bedroom 2 13' 3" max x 8' 11" ( 4.04m max x 2.72m )
With window to the rear, ceiling coving & central heating radiator.

Bedroom 3 8' 8" x 7' 5" less bulkhead ( 2.64m x 2.26m less bulkhead )
With window looking out to the front of the property, & having a central heating radiator.

Shower Room 
Having a three piece modern white suite, comprising of a shower cubicle, low level w.c, & vanity unit with cupboard under incorporating a wash hand basin. With full tiling to walls, tiling to floor & laminate to ceiling. With a chrome, ladder style radiator & 2 windows to the rear of the property.

Outside 
To the front of the property there is a boundary fence and beyond a lawned garden with well stocked borders having a variety of shrubs. A wrought iron pedestrian gate gives access to a paved path leading to the front entrance door, & to the side of the property, side entrance door & to the rear. To the rear of the property there are most attractive, good sized gardens, having a paved patio with low wall surround, with step & ivy covered archway leading to the garden. the garden is laid primarily to lawn with flower borders having a wide variety of shrubs & mature trees. Within the garden is a paved drying area, & the garden is of a particularly private & enclosed nature, offering the property a high degree of security & privacy.


DIRECTIONS
The property itself can be approached by leaving Pontefract town centre along the A645 Knottingley Road. Proceed into Knottingley, & just after the Turnpike TravelLodge, turn left. Proceed onto the A162 & take the 3rd exit off, signposted Byram. At the mini roundabout proceed straight ahead and then take the next right hand turn onto Byram Park Road. Take the first left hand turn onto Wood Lea and number 17 will be found at the head of the cul-de-sac, 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.