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" The property comprises: lounge, kitchen with integral appliances, inner hallway, two bedrooms, shower room / w.c. and side extension (formally the garage) converted into flexible living space. The property has UPVC double glazing and gas central heating. An internal inspection is highly recommended. This property is in fine decorative order throughout and would in particular appeal to the retiring couple looking for easy transition to a property on one level and Calder Grove retains an excellent location for the Northern motorway network with junction 39 of the M1 located within five minutes drive. **NO UPPER CHAIN** **ALL REASONABLE OFFERS CONSIDERED**

LOUNGE 4.83m(15'10'') approx x 3.00m(9'10'') approx With 7'6 (approx) high ceiling, central heating radiator, double glazed window to the front elevation and gas fire. KITCHEN 3.61m(11'10'') approx x 2.54m(8'4'') approx Comprehensively fitted with a contemporary range of wall and base units including display unit and under unit lighting, one-and-a-half bowl stainless steel sink unit with mixer tap , integral dishwasher, washing machine, tumble dryer and fridge/freezer, integral oven with stainless steel extractor hood, laminate flooring, full height tiling to walls, double glazed window to front and side elevations, coving to ceiling and housing for central heating boiler. INNER HALLWAY With built in storage cupboard and access to loft space via ceiling hatch. BEDROOM 1 4.01m(13'2'') approx x 2.79m(9'2'') max With laminate wooden flooring, central heating radiator, double glazed window to rear (to include large wardrobe). BEDROOM 2 3.15m(10'4'') approx x 2.54m(8'4'') approx With central heating radiator and double glazed window to the rear elevation. A beautiful second bedroom which could be utilised as a dining room, if required. SHOWER ROOM / W.C. 1.98m(6'6'') approx x 1.63m(5'4'') approx Fitted with a luxurious three piece suite and incorporating a fully tiled step in cubicle complete with Triton mixer shower, wash hand basin, vanity unit low flush w.c., chrome heated towel rail, full height tiled walls and window to side elevation. SIDE EXTENSION Formally the garage which has been converted into an useful and flexible reception room, which has a double glazed window to the front elevation, telephone point, laminate flooring, coving to the ceiling, central heating radiator and french doors which lead out to the rear garden. EXTERIOR To the front of the property is a lawn garden area with driveway providing off street parking for 2/3 vehicles. Outside water tap and electric/gas meters are located to the side of the property. To the rear of the property is an enclosed and low maintenance landscaped garden and is a particularly nice feature of the property and must be seen in the first person to be fully appreciated.
Access to the rear garden can be gained from each side of the property. Gated access to the side of the property. ROUTE Leave Wakefield city centre via the A636 Denby Dale Road and continue along here until the roundabout at Pugney's Country Park. Proceed straight ahead and straight ahead at the next roundabout and also at the roundabout at junction 39 of the M1. Proceed along until turning left into Hollin Lane where the property can then be found on the left hand side. Carpets, curtains and certain other extras may be available by separate negotiation. VIEWING For an appointment to view, please contact the office. BOUNDARY OWNERSHIP The boundary ownerships and tenure of this property have not been checked on the title deeds for any discrepancies or rights of way if any. (This is a standard statement on all our brochures due to the Property Misdescriptions act). IMPORTANT NOTES When we were asked to place the property on the market, certain information was not verified. In particular none of the services or fittings and equipment have been tested and we are therefore unable to give warranties of any kind. The British weather is essentially variable, appropriate advice as to local weather conditions should be sought before purchase. (This is a standard statement on all our brochures due to the Property Misdescriptions act). MEASUREMENTS Please note that all measurements are for general guidance purposes only. The measurements are approximate, there is a six inch measurement tolerance. Also due to variations and tolerances in metric and imperial measurements, measurements contained in the particulars must not be relied upon for ordering carpets, furniture etc. FLOORPLAN Sketch plan for illustrative purposes only.
All measurements, walls, doors and windows fittings and appliances, their sizes and locations are shown conventionally and are approximate only, and cannot be regarded as being a representation either by the Seller, his agent nor hms Design.
(c) Drawing by hms design: Unauthorised reproduction prohibited howard@hsumner.co.uk. ORDNANCE SURVEY MAPS Reproduced from the 1988 Landrangerr 1:50 000 scale Ordnance Survey map with the permission of Ordnance survey on behalf of The Controller of Her Majesty's Stationery Office, 'c Crown copyright', Simon Blyth Estate Agents ES100011782. FREE VALUATIONS If you are thinking of a move then take advantage of our FREE valuation service, telephone our nearest office for a prompt and efficient service. MEASUREMENTS Please note that all measurements are for general guidance purposes only. The measurements are approximate, there is a six inch measurement tolerance. Also due to variations and tolerances in metric and imperial measurements, measurements contained in the particulars must not be relied upon for ordering carpets, furniture etc. MORTGAGE ADVICE Simon Blyth Estate Agents understand that getting appropriate mortgage advice is a crucial part of the home buying process. Finding a suitable mortgage has always been something of a daunting experience which is why we would like to introduce you to Mortgage Sorter Ltd. They provide tailored mortgage solutions through a wealth of experience in the mortgage and property market and offer access to the full unrestricted range of products available.
Mortgage Sorter are dedicated to providing ongoing guidance and advice throughout the entire house purchase process keeping you, your estate agent and solicitor involved with continual updates on the progress. Once in your new home Mortgage Sorter will be available for ongoing support to build a long term relationship for your future mortgage planning.
Your home may be repossessed if you do not keep up repayments on your mortgage.

For friendly expert advice on your mortgage requirements, or to discuss the potential of making your ideas a reality then please call in or phone for a chat.
Mortgage Sorter Ltd are at 1st Floor, 16 Wood Street, Wakefield, WF1 2ED and be contacted on 01924 362196 or enquiries@mortgagesorterltd.com. COPYRIGHT Unauthorised reproduction prohibited. OFFICE OPENING TIMES Monday - Friday 9.00am - 5.30pm
Saturday 9.00am - 4.00pm
Sunday 11.00am - 1.00pm
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