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" Offering excellent value for money this extended and individual three/four bedroom, two bathroom end of terrace family home is conveniently located near a park and local amenities and provides most versatile accommodation, with a layout ideal for a granny flat or spacious family home. Enclosed yard, conservatory and plentiful outside storage. Gas central heating and PVCu double glazing.

GENERAL DESCRIPTION
Dales & Shires - Yorkshire Estate Agents - are very pleased to offer for sale this attractively priced and versatile extended end of terraced family home. Enjoying a convenient position within this established area, ideal for access to local amenities, transport links and the surrounding countryside. The accommodation is tastefully decorated and comprises a lounge, dining kitchen, conservatory, ground floor bathroom with utility area, versatile 'granny flat' extension with large double bedroom and wet room. To the first floor are two further double bedrooms and an additional single sized room, which is currently fitted with WC facilities. Externally there are low maintenance enclosed gardens to the front and rear, with tow useful outside stores. The property features gas central heating, PVCu double glazing and scope for buyers to update or adapt to personal tastes. We anticipate this property will appeal to a variety of buyers and we advise an early viewing to appreciate the location, value, space and versatility.

LOCATION
The property is situated in this established residential area, enjoying close proximity to Leeds, Wakefield and Pontefract. The area and surrounding towns offer many local shops, schools, restaurants, pubs and recreational facilities. There is attractive open countryside within easy reach and the area's excellent transport links make this location a popular choice with commuters.

DIRECTIONS
Sat Nav location: WF6 2HF

GROUND FLOOR
Front porch with PVCu front door and inner door to the staircase.

Lounge - 17' 6'' x 13' 3 (5.33m x 4.04m) into bay.
Spacious and bright room with front bay window and feature fireplace.

Kitchen Area - 17' 2'' x 6' 7 (5.23m x 2.01m)
Fitted with a range of fitted units with laminate work surface and integrated cooking appliances. Rear window and open plan into:

Dining Area - 16' 5'' x 7' 1 (5.00m x 2.16m)
Ample dining space, with double doors from the lounge, door to the annex bedroom and door to the bathroom.

Conservatory - 14' 2'' x 8' 4 (4.31m x 2.54m)
A pleasant and spacious additional area, ideal for seating and dining.

Bathroom - 14' 0'' x 5' 11 (4.26m x 1.80m) inc utility area.
Fitted white bathroom suite with tiled walls and side window. Open plan with auseful utility area.

Annex Bedroom Four - 12' 8'' x 12' 7 (3.86m x 3.83m)
Large double bedroom area with front window. Ideal for a variety of uses.

Wet Room - 7' 8'' x 7' 6 (2.34m x 2.28m)
Spacious shower room with rear window.

FIRST FLOOR
Inner landing with side window.

Bedroom One - 13' 3'' x 10' 11 (4.04m x 3.32m)
Double bedroom with front window.

Bedroom Two - 10' 8'' x 9' 10 (3.25m x 2.99m)
Double bedroom with rear window.

Bedroom Three/WC - 7' 10'' x 6' 6 (2.39m x 1.98m)
Currently fitted as a spacious WC this room could easily be utilised as a bedroom if required, or fitted as a shower room.

OUTSIDE
The property occupies a good sized end terrace plot, allowing the extension, whilst retaining a good amount of outside space. To the front is a low maintenance gated garden. To the rear is a low maintenance paved patio with raised borders and fenced boundaries. There are two useful outside store rooms, one with a door and window and one with an up and over garage style door.

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