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SUMMARY
GUIDE PRICE: ?110,000 - ?117,950 Having undergone a full refurbishment in recent years. Ideally situated close to many country walks with a short distance to Stanley Ferry, Nature Reserve, Golf Course yet within easy reach of amenities in the City Centre & motorway.


DESCRIPTION
Superbly maintained and impeccably presented home, offering an excellent opportunity to a range of purchasers particularly to the first time buyers looking for the first step onto the property ladder. This home offers spacious accommodation along with pleasant garden to the front with further garden and parking to the rear. Situated in a location that offers many country walks, ideal for the well known and popular Stanley Ferry, golf course and Stanley Nature Reserve all close by.

The accommodation in full comprises:- Spacious lounge, dining kitchen, two good sized bedrooms and bathroom. Gas central heating system and upvc double glazed windows.

Having undergone a full refurbishment that included a new roof this property is superbly maintained and is certainly worthy of an internal inspection to fully appreciate exactly what is on offer. This property is ideally located for access to Wakefield City Centre, Pinderfields Hospital and approximately two miles to Jcn 30 of M62 motorway.


Entrance 
Entrance door at the rear of the property is a stable door upvc with double frosted glazed inset panel into the dining kitchen.

Dining Kitchen 13' 7" x 12' 1" ( 4.14m x 3.68m )
Window to the rear aspect upvc double glazed, fully fitted kitchen in a range of Cream Shaker Style units to include integrated fridge and separate freezer both under unit, space and plumbing for washing machine, base units with one and half size sink and monobloc mixer tap, integrated double electric oven, four ring gas hob and extractor fan above, full range of wall units to include some with glass fronted doors. Door to basement, radiator and laminate floor. Door to central lobby.

Basement 
Good storage facility.

Central Lobby 
Staircase to first floor landing, radiator and door to lounge

Lounge 13' 11" x 13' 5" ( 4.24m x 4.09m )
Upvc double glazed French doors to the front of the property overlooking the garden, coving to ceiling, inset electric fire with pebble design, radiator.

Landing 
Loft access, wall light point, doors to two good sized bedrooms and bathroom.

Bedroom One 11' 10" x 11' 5" To Fitted Wardrobes ( 3.61m x 3.48m To Fitted Wardrobes )
Window upvc double glazed to the front aspect, coving to ceiling,fully fitted wardrobes to include a good range of hanging space and shelves, dressing table with drawers and matching beside cabinets and above head cupboards, radiator.

Bedroom Two 12' 7" To Fitted Wardrobe x 6' 10" ( 3.84m To Fitted Wardrobe x 2.08m )
Window upvc double glazed to the rear aspect, coving to ceiling, large double wardrobe providing hanging space and shelves, radiator.

Bathroom 8' 5" x 5' 5" ( 2.57m x 1.65m )
Window upvc double frosted glazed to the rear aspect, three piece suite finished in white comprising of paneled bath with shower over and glass curved shower door, low flush wc, washbasin with pedestal, fully tiled walls, radiator/towel rail finished in chrome, laminate floor, floor to ceiling cupboard creating good storage and housing the central heating boiler.

To The Outside Of The Property 
To the front the garden is fully enclosed with fenced boundaries, graveled for low maintenance with further borders to the bottom of the garden, to the rear there is a further garden graveled for low maintenance and parking area.


DIRECTIONS
From Wakefield City Centre take the Aberford Road A642 and continue straight ahead passing Pinderfields Hospital on the left hand side, continue a further 0.7 mile and take right hand turn onto Ferry Lane, this property is situated on the right hand side identified by our '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.