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SUMMARY
Ideal for the first time buyer or family purchaser is this 3 bedroom semi detached house. Situated in this convenient location on the outer edge of Pontefract Town Centre, offering easy access to road and rail networks as well as local amenities including schools and shops.


DESCRIPTION
A 3 bedroom semi detached property has come to the market through William H Brown, sure to appeal to the family purchaser or first time buyer, as it offers extensive living accommodation and extensive gardens. The property is set within the popular residential location of Pontefract, having easy access to road networks for those wishing to commute throughout the Yorkshire location as well as having access to local amenities including shops and schools. Having the usual requirements of double glazing and central heating and must be viewed to fully appreciate the accommodation on offer. The internal accommodation briefly comprises; entrance hall, lounge, dining room and kitchen. To the first floor there are 3 bedrooms and house bathroom. Outside, there is a drive providing off street parking and garage and an extensive garden to the rear.

Entrance Hall 
Having a uPVC door leading out to the front of the property, a central heating radiator and a double glazed window to the rear.

Lounge 16' 5" x 11' ( 5.00m x 3.35m )
Having a double glazed window to the front and to the rear.

Dining Room 15' 4" x 10' 2" ( 4.67m x 3.10m )
Having a double glazed window to the rear, a central heating radiator and pantry.

Kitchen 12' 9" x 8' 6" ( 3.89m x 2.59m )
Having a range of units to both the high and low levels incorporating decorative glass wall units. Set within the work surface there is a one and a half bowl sink and drainer, oven, 4 ring gas hob and extractor fan. Having a double glazed window to the rear, uPVC doors to the front and to the rear, part tiling to walls and a central heating radiator.

First Floor Landing 
Having a double glazed window to the front and access to loft.

Bedroom 1 11' 11" to front of wardrobes x 10' 3" ( 3.63m to front of wardrobes x 3.12m )
Having built in wardrobes and dresser, a double glazed window to the rear and a central heating radiator.

Bedroom 2 10' 9" to front of wardrobes x 10' 3" ( 3.28m to front of wardrobes x 3.12m )
Having a double glazed window to the rear, a central heating radiator and built in wardrobes.

Bedroom 3 10' 4" x 6' 3" ( 3.15m x 1.91m )
Having a double glazed window to the front, a central heating radiator and built in wardrobes.

Bathroom 
Having a bath with shower over, WC and wash hand basin. There is also a heated towel rail, a double glazed window to the front and full tiling to walls.

Outside 
To the front of the property there is a drive providing off street parking leading to the garage having up and over doors, a door to the rear and window to the rear. There is a garden to the front of the property, whilst to the rear there is an extensive family garden being majority lawned with an outbuilding having power and light.


DIRECTIONS
The property itself can be approached by leaving Pontefract Town Centre along Mill Hill Road. Take the 2nd left hand turn onto Carleton Road and then the 1st left hand turn onto Swanhill Lane. At the crossroads proceed straight ahead and at the first roundabout continue straight ahead again. At the next roundabout take the 2nd exit onto East Avenue and at the next roundabout turn right onto Rookhill Road, where number 174 will be found on he left hand side, identified by the 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.