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" For sale by Modern Method of auction; Starting Bid £275,000 plus reservation fee. Substantial and extended four bedroom detached family home with annex accommodation. This property is for sale by West Yorkshire Property Auction powered by iam-sold Ltd. EPC rating D64.

DETAILS For sale by Modern Method of auction; Starting Bid £275,000 plus reservation fee.

A fantastic opportunity for the family buyer to purchase this substantial and extended detached family home, superbly appointed throughout and offering individual accommodation providing flexible living space ideal for those seeking an annex/separate accommodation. As a whole, the property boasts four well proportioned bedrooms, two bath/shower rooms, two kitchens and three reception rooms plus a large conservatory. Benefitting from UPVC double glazing and gas central heating throughout.

The well presented accommodation briefly comprises; side entrance leading into the spacious kitchen, large living room with opening to the dining room, substantial conservatory to the rear and inner hallway with staircase to the first floor landing. With excellent potential to provide annex/separate accommodation, to the opposite side of the property there is a separate entrance hall with a downstairs shower room and access to the integral garage. A staircase leads up to a secondary landing, which provides access to a modern kitchen, living room and bedroom on the first floor, completing the annex accommodation. Back on the original side of the house, the first floor landing leads to three well proportioned bedrooms and the house bathroom, with the second bedroom also linking both parts of the property, having access to both landing areas.

With the everyday entrance to the rear (access from Green Lane), double gates open onto a block paved driveway providing off street parking leading to the integral single garage. There is an attractive lawned garden to the rear with well maintained borders. The front garden incorporates a lawn and paved patio area.

Situated within easy reach of a range of local amenities including shops, schools and local bus routes travelling to and from Wakefield city centre. For those wishing to travel further afield, Westgate Train Station and the motorway network are only a short distance away.

Only a full internal inspection will reveal all that is on offer at this unique family home and an early viewing comes recommended to see the full potential the property has to offer.

This property is for sale by West Yorkshire Property Auction powered by iam-sold Ltd. 

ACCOMMODATION  

KITCHEN 14' 5' x 9' 10' (4.4m x 3.0m) UPVC double glazed side entrance door leading into the kitchen. Comprising a range of wall and base units with laminate work surface and tiled splash back. Ceramic sink and drainer, space for a cooker with filter hood above, space for an under counter fridge and plumbing for a washing machine. Coving to the ceiling, central heating radiator and enjoying a dual aspect from UPVC double glazed windows to the front and side. Doors to the living room and inner hallway. 

LIVING ROOM 23' 6' x 11' 9' (7.17m x 3.60m) max Two ceiling roses, ornate coving to the ceiling, two wall lights, central heating radiator, UPVC double glazed window to the front and an inset cast-iron effect electric fire on a tiled hearth, wooden mantle and we are advised the original gas point still remains behind the fireplace. Archway opening to the dining room and door with matching side panels to the entrance hall. 

ENTRANCE HALL Forming part of the property which is ideal for use as an annex/separate accommodation. UPVC double glazed entrance door with matching window to the side. Central heating radiator and laminate flooring. Staircase to the secondary first floor landing with under stairs storage cupboard. Doors to an inner hallway. 

INNER HALLWAY Tiled floor and central heating radiator. Doors to the shower room/w.c. and integral garage. 

SHOWER ROOM/W.C. 7' 0' x 3' 7' (2.15m x 1.11m) Three piece suite comprising large shower cubicle with electric shower, low flush w.c. and ceramic wash basin set onto a vanity unit. Part tiled walls, tiled floor, chrome ladder style radiator, inset spotlights to the ceiling and UPVC double glazed frosted window to the 

INTEGRAL GARAGE 18' 4' x 10' 6' (5.59m x 3.21m) Electric up and over door, power and lighting. Base units with laminate work surface, plumbing for a washing machine, space for an under counter appliance and space for a tall fridge/freezer. 

DINING ROOM 15' 7' x 7' 5' (4.76m x 2.28m) Coving to the ceiling, ceiling rose, central heating radiator, UPVC double glazed window to the rear and UPVC double glazed French doors to the conservatory and UPVC double glazed side entrance door. Door to the inner hallway. 

CONSERVATORY 15' 8' x 12' 9' (4.79m x 3.89m) Of brick and UPVC double glazed construction incorporating French doors to the rear garden. Central heating radiator and two wall lights. 

INNER HALLWAY UPVC double glazed window to the side. Staircase to the first floor landing with under stairs store/cloakroom

(with UPVC double glazed frosted window to the rear and housing the boiler). Door returning to the kitchen. 

FIRST FLOOR LANDING Coving to the ceiling, UPVC double glazed window to the rear and central heating radiator. Doors to three bedrooms and the house bathroom/w.c. 

BEDROOM ONE 11' 9' x 11' 2' (3.60m x 3.42m) UPVC double glazed window to the rear, coving to the ceiling, central heating radiator and fitted double wardrobe. 

BEDROOM TWO 11' 11' x 10' 10' (3.65m x 3.32m) UPVC double glazed window to the front, central heating radiator and coving to the ceiling. Door to the secondary landing. 

BEDROOM FOUR 9' 11' x 7' 8' (3.03m x 2.36m) max UPVC double glazed window to the front, coving to the ceiling, central heating radiator and fitted double wardrobe.  

HOUSE BATHROOM/W.C. 6' 4' x 6' 0' (1.95m x 1.85m) max Three piece modern white suite comprising panelled bath with thermostatic shower above (fixed rain shower head and hose attachment), low flush w.c. with concealed cistern and wash basin set into a vanity unit. Part tiled walls, tiled floor, UPVC double glazed frosted window to the side and built-in storage cupboard. 

SECONDARY LANDING Forming part of the property which is ideal for use as an annex. Doors to a kitchen and living room. 

KITCHEN 10' 5' x 0' 3' (3.20m x 0.1.7303m) Comprising base units with laminate work surface and tiled splash back. Stainless steel sink and drainer, integrated oven and grill with four ring ceramic hob and space for a tall fridge/freezer. Inset spotlights to the ceiling, UPVC double glazed window to the front and extractor fan. 

LIVING ROOM 12' 11' x 10' 5' (3.95m x 3.19m) Laminate flooring, inset spotlights to the ceiling, two double glazed Velux style windows plus a further UPVC double glazed window to the side. Central heating radiator and an electric fire on a decorative hearth with matching interior and wooden surround. Built-in storage cupboard over the stairs. Door to bedroom three. 

BEDROOM THREE 10' 5' x 9' 1' (3.18m x 2.77m) UPVC double glazed window to the rear, laminate flooring, central heating radiator and inset spotlights to the ceiling. 

OUTSIDE Double gates at the rear (accessed from Green Lane) open onto a block paved driveway providing off street parking leading to the integral single garage. There is an attractive lawned garden to the rear with well maintained borders and pathway leading to the rear entrance door which also continues by the side of the property. The front garden incorporates a lawn, paved patio area perfect for entertaining and dining purposes, pebbled sections, timber store unit. Outside lighting to the front, side and rear. Water point. 

VIEWINGS To view please contact our Wakefield office and they will be pleased to arrange a suitable appointment. 

EPC RATING To view the full Energy Performance Certificate please call into one of our six local offices. 

LAYOUT PLANS These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled. We cannot confirm the accuracy of the measurements or details of these floor plans. 

AUCTION TERMS & CONDITIONS This property is for sale by the Modern Method of Auction which is not to be confused with Traditional auction. The modern Method of Auction is a flexible buyer friendly method of purchase. We do not require the purchaser to exchange contracts immediately, but grant 28 days to achieve exchange of contracts from the date the buyer's solicitor is in receipt of the draft contracts and a further 28 days thereafter to complete. Allowing additional time to exchange on the property means interested parties can proceed with traditional residential finance. Upon close of a successful auction or if the vendor accepts an offer during the auction, the buyer will be required to put down a non-refundable Reservation Fee of 3.5% subject to a minimum of £5,000 plus VAT which secures the transaction and takes the property off the market. The buyer will be required to sign an Acknowledgement of Reservation form to confirm acceptance of terms prior to solicitors being instructed. Copies of the Reservation form and all terms and conditions can be found in the Legal Pack which can be downloaded for free from the auction section of our website or requested from our Auction department.

Please note, this property is subject to an undisclosed Reserve Price which is generally no more than 10% in excess of the Starting Bid. Both the Starting Bid and Reserve Price can be subject to change. Terms and conditions apply to the Modern Method of Auction which is operated by West Yorkshire Property Auction powered by iam-sold Ltd.  "