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" A beautifully presented semi detached house in a semi rural village having open views to rear. Entrance Vestibule, Lounge, Garden Room, Dining Kitchen, Utility Room, three Bedrooms, Shower Room. Extensive gardens, driveway, garage. Oil central heating system and double glazing. Internal viewing strongly recommended.

DETAILS

1 Roe Lane, BIRKIN, Knottingley, West Yorkshire, WF11 9LP

ACCOMMODATION.

GROUND FLOOR.

ENTRANCE VESTIBULE: Wood flooring. Covered radiator. Double glazed entry door.

LOUNGE: 18'8' x 9'9'. Incorporating feature fireplace with open fire. Recess to chimney breast with fixture shelving. Radiator. Double glazed windows.

GARDEN ROOM: 11'8' x 9'6'. Woodgrain effect flooring. Double radiator. Double glazed. Double glazed door giving access to the garden.

DINING KITCHEN: 21'3' x 11'9'. Extensive marble flooring and fitted Stanclough Range. There is a good range of kitchen units having solid timber work surfaces. Tiled splash back areas. Double circular bowl sink unit with mixer taps. Split level cooking comprising electric oven, ceramic hob and Beaumatic microwave. Pleasant window seating. Double glazed windows. Double glazed door giving access to the rear.

UTILITY ROOM: Housing the oil fired central heating boiler. Plumbing for automatic washing machine. Low flush WC.

FIRST FLOOR.

LANDING: Radiator. Double glazing. Airing cupboard housing the hot water cylinder. Pleasant outlook.

BEDROOM 1: 13'3' x 13'3' (maximum). Radiator. Double glazed windows.

BEDROOM 2: 11'9' X 8'0'. Radiator. Double glazing. Arched recessed area with fixture shelving. Access to loft.

BEDROOM 3: 8'9' X 8'4'. Radiator. Double glazing. Pleasant outlook.

SHOWER ROOM: Full height wall tiling to the shower area with mains fed shower unit, hand wash basin and low flush WC. Complementary wall tiling. Double radiator. Double glazing.

OUTSIDE: The front garden has a gravelled car parking area and lawn. To the left hand side of the property there is driveway which in turn leads to a garage at the rear. The back garden has a paved patio area, raised flower beds, lawn and open views over fields.

VIEWING: By appointment with Harrisons.

DIRECTIONS: Approach from Pontefract town centre via Southgate and South Baileygate which in turn leads into Knottingley Road (A645). Take the turning for the Great North Road and proceed North bearing left after approximately one mile sign posted for Byram. At the mini roundabout turn right into Sutton Lane. Proceed through the village for approximately two miles via Birkin Lane. Follow the sign post to Birkin where the property is then located on the right hand side.


IMPORTANT NOTES
THESE PARTICULARS ARE ISSUED ON THE STRICT UNDERSTANDING THAT ALL OFFERS AND NEGOTIATIONS ARE CONDUCTED THROUGH THESE OFFICES.
We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller. Any information given by us in these sales details or otherwise is given without responsibility on our part.
Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information which we provide about the property is verified by yourself or your advisers.
Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
MEASUREMENTS: Due to variations and tolerances in metric and imperial measurements, the measurements contained in these particulars must not be relied upon for ordering carpets/furniture etc.
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