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" The property has a unique, spacious and flexible living accommodation throughout. Simon Blyth Estate Agents are delighted to offer for sale this impressive residence which includes double glazing, gas central heating, pleasant gardens, large amount of driveway and parking with double detached garage and additional double integral garage. Only a full internal inspection will reveal all that is on offer in this quality home which briefly comprises of:- Entrance porchway, family sized dining kitchen, separate utility room, impressive lounge with double doors to conservatory extension, additional sitting room/dining room

(could be 4th bedroom), ground floor shower room, study and bedroom with first floor landing giving access to two further bedrooms, both with en-suite facilities, the master bedroom with juliet balcony to the rear.

ENTRANCE PORCH From the front of the property is a double glazed leaded and stained glass entrance door which leads into the porch with double glazed side window and access door to the dining kitchen. DINING KITCHEN 6.81m(22'4'') x 3.56m(11'8'') approx A beautiful large room with ample space for a dining table, the perfectly well appointed kitchen area with a comprehensive range of wall and base storage units enhanced with ceramic sink unit, black work surfaces, display cupboards and matching shelving with display lighting and integral electric oven with ceramic hob, having matching built-in extractor hood over. The kitchen area has a tiled floor with integral fridge and freezer, double glazed window to the front and the clever design of the units create a breakfast bar to the left. In addition this room has ceiling spotlights, radiator and wood flooring within the dining area which has an additional double glazed window to the front. This smart open plan room is sure to impress and is a strong area of this home indeed. From the dining kitchen there is access to separate utility room with stairs leading down to the integral garage, additional staircase leading to the first floor and landing, whilst double doors give access to the lounge and further doors give access to the sitting room, ground floor shower room and study (which in turn gives access to the ground floor bedroom). UTILITY ROOM 2.54m(8'4'') x 1.98m(6'6'') approx Additional storage units, double glazed window and side entrance door and being a particularly useful space for the growing family. LOUNGE 6.40m(21'0'') x 3.91m(12'10'') approx A beautiful light and airy room with central focal point of electric fire with attractive marble surround and hearth, wall lights and matching chandelier, coved ceiling, radiator, t.v. and telephone points, double glazed window to the rear, double glazed french doors leading to the conservatory extension. This good sized living space is sure to impress. CONSERVATORY 3.51m(11'6'') x 3.15m(10'4'') approx An excellent extension to the property providing flexible living accommodation and overlooking the rear garden, sealed unit double glazed construction with leaded double doors leading to the garden, whilst this room has tiled floor, light and power. SITTING/DINING ROOM 3.96m(13'0'') x 3.66m(12'0'') approx This additional reception room could be utilised as a living room , dining room or fourth bedroom depending upon the purchaser's requirements, coved ceiling, dado rail, radiator, double glazed window to the rear. SHOWER ROOM/W.C 2.44m(8'0'') x 1.83m(6'0'') approx Situated on the ground floor, a recently remodelled room with modern contemporary fittings and fixtures. The glass shower cubicle is as contemporary as the matching wash basin and low flush w.c., whilst all walls and the floor are fully tiled in beautiful colours, whilst in addition there is a towel rail, extractor fan and double glazed window to the side. STUDY 3.20m(10'6'') x 2.13m(7'0'') approx Stairs and a doorway from the dining kitchen give access to this room which in turn gives access to the ground floor bedroom, radiator, double glazed window to the side. GROUND FLOOR BEDROOM 3.20m(10'6'') x 3.66m(12'0'') approx Laminate wood floor, radiator, double glazed window to the side. Providing flexible accommodation and would perhaps suit those with older children or regular guests, as the attached study could double as a dressing room, if required. FIRST FLOOR LANDING Stairs and landing give access to a large built-in storage cupboard extremely handy and providing ample space for storage, the landing in turn gives access to two large bedrooms both with en-suite facilities. MASTER BEDROOM 1 7.42m(24'4'') max x 3.91m(12'10'') max Light and airy, this room is situated at the rear and therefore benefits from a good degree of privacy and with a magnificent juliet balcony overlooking the rear garden. Situated within this room is a large amount of fitted bedroom furniture and built-in wardrobes with matching bedside cabinets and drawers, radiator, double glazed doors leading out onto the balcony. EN-SUITE BATHROOM/W.C 2.44m(8'0'') x 1.93m(6'4'') approx Furnished with a three piece suite incorporating panelled bath, pedestal wash basin, low flush w.c. with half tiled ceramic walls, tiled floor, towel rail and skylight window. BEDROOM 2 3.56m(11'8'') max x 5.69m(18'8'') max An excellent bedroom ideal for those with older children and would also make an additional guest bedroom with full length fitted wardrobes, laminate wood floor, radiator, double glazed window to the front, whilst giving access to the en-suite bathroom. EN-SUITE BATHROOM/W.C Furnished with a three piece suite incorporating panelled bath, pedestal wash basin, low flush w.c., partly tiled walls, tiled floor, towel rail, extractor fan (there is no window within this room). LOWER GROUND FLOOR Staircase from the main body of the house leads to a large integral garage. INTEGRAL GARAGE 5.99m(19'8'') x 4.57m(15'0'') approx Up and over entrance door, light and power, providing useful storage space and secure parking for vehicles. However in our opinion, could be converted into further living accommodation subject to the relevant planning permission consents and building regulations. VALUERS NOTES More than may first meet the eye this property is deceptively spacious, is thoroughly charming throughout and has been well maintained and is beautifully presented by it's present owners, therefore a full early inspection is strongly recommended to avoid disappointment. All viewings, strictly by prior appointment only. EXTERIOR From Water Lane there is a large tarmac driveway and parking facility which gives off street parking for several vehicles and leads to a stone built double detached garage with electric roller shutter door, light and power and also the property's main integral garage. Stone steps with a wrought iron handrail give access to a stone flagged patio area with low maintenance raised planters and also the front entrance door. A stone pathway leads to the side of the property to a pleasant enclosed lawned garden to the rear with block paved patio area directly behind the house, well screend, fenced and hedged boundaries and a variety of trees, shrubbery and planting. The rear garden in particular is a real selling feature of this home and needs to be seen to the fully appreciated. ROUTE Leave Wakefield via Horbury Road and continue along here to Horbury Bridge, proceed straight ahead at the traffic lights and after a short distance turn left into Water Lane where the property can be found on the right hand side. VIEWING For an appointment to view please contact the office. BOUNDARY OWNERSHIP The boundary ownership and tenure of the 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). COPYRIGHT Unauthorised reproduction prohibited. FLOOR LAYOUT PLAN Sketch plan for illustration purposes only. All measurements, walls, doors, 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. @ drawing by hms design. Unauthorised reproduction prohibited Howard@Sumner.co.uk 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. HOME INFORMATION PACK The accuracy of the HIP document is the responsibility of the source provider. If information in a search proved to be incorrect, then the Local Authority or personal search agent would be liable for the mistake.
IMPORTANT NOTE 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. (This is a standard statement on all our brochures in compliance with the Property Misdescriptions Act). MAILING LIST Keep up to date with all our new properties. Let us know your price range, the area and type of home you require by registering on our mailing list. MEASUREMENTS Please note that all measurements are for general guidance purposes only and are approximate. Owing 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 7 Hollowgate, Holmfirth, HD9 2DG and be contacted on 01484 686956 or by Email enquiries@mortgagesorterltd.com ORDNANCE SURVEY MAPS Reproduced from the 1988 Landranger 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. PLANNING PERMISSION As we are unable to confirm that the appropriate planning permission or building regulation approval was obtained you must ensure that your solicitor clarifies this matter. OFFICE OPENING TIMES SEVEN DAYS A WEEK
Monday - Friday 9.00 am - 5.15 pm
Saturday 9.00 am - 4.00 pm
Sunday 11.00 am - 3.00 pm

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