Flanshaw Lane, Wakefield, WF2 9JB

INTERIOR A timber front entrance door leads into: RECEPTION HALL Having double glazed window, telephone point, under stairs store cupboard and central heating radiator.

LOUNGE 20' 0" x 10' 10" (6.1m x 3.3m) A good size room, having double glazed window overlooking front garden and letting in plenty of natural light, two further double glazed windows, stone fire surround with hearth, central heating radiator and double doors to: DINING AREA 11' 4" x 11' 10" (3.45m x 3.61m) Having bi fold double glazed doors with pleasant aspect opening onto the rear garden, solid wood flooring and central heating radiator.

SNUG 12' 4" x 7' 2" (3.76m x 2.18m) With French doors to rear garden, reclaimed parquet flooring, central heating radiator and feature papered wall.

KITCHEN 13' 0" x 7' 9" (3.96m x 2.36m) Having a comprehensive range of oak fronted shaker style units with brushed steel handles, granite work surface with breakfast bar, incorporating drainer and Belfast ceramic sink with mixer tap and granite splash backs, space and gas point for a range cooker with extractor above, large double-glazed window overlooking rear garden, tiled floor opening to further kitchen area with matching units and granite work surface, under stairs store cupboard and space for American fridge/freezer.

UTILITY ROOM 7' 5" x 7' 3" (2.26m x 2.21m) Having central heating radiator, space and plumbing for automatic washing machine and tumble dryer, double glazed window, private access door to integral garage and rear access door.

STAIR CASE TO FIRST FLOOR LANDING Having access to roof space. BEDROOM ONE 14' 0" x 9' 0" (4.27m x 2.74m) A front facing room having two double glazed windows and central heating radiator.

BATHROOM 8' 10" x 8' 0" (2.69m x 2.44m) Being half tiled and having a quality three-piece suite comprising: low flush WC, pedestal hand basin with mixer tap, modern freestanding bath with mixer tap and shower attachment, two double glazed windows with obscured glass, tiled floor and chrome towel radiator.

BEDROOM TWO 11' 4" x 10' 10" (3.45m x 3.3m) Having fitted wardrobes, central heating radiator and double glazed front facing window.

BEDROOM THREE 12' 2" x 11' 2" (3.71m x 3.4m) Having fitted wardrobes and dressing table, double glazed window with pleasant aspect over looking rear garden and central heating radiator.

BEDROOM FOUR 8' 7" x 6' 2" (2.62m x 1.88m) Front facing and having central heating radiator, fitted wardrobes and glazed window.

SHOWER ROOM 7' 3" x 7' 9" (2.21m x 2.36m) Predominately tiled and having a modern contemporary three-piece suite comprising: low flush WC, circular hand basin with mixer tap and storage beneath, shower cubicle with drench and riser shower, tinted glass shower screen, tiled floor, chrome towel radiator, extractor and double-glazed window.

EXTERIOR The property stands on this good size plot, having tarmac driveway providing ample off street parking to front and leading to a single integral garage with up and over door, having electric power and light, an artificial raised lawn area screened by mature hedges, whilst gated access leads to a private enclosed garden having stone patio area and lawn garden.

BOUNDARIES The boundaries and ownerships have not been checked on the Title Deeds for any discrepancies or rights of way.

All prospective purchasers should make their own enquiries before proceeding to exchange of contracts.

FLOOR PLANS These floor plans are intended as a rough guide only and are not intended as an exact representation and should not be scaled. We can not confirm the accuracy of these plans.

MEASUREMENTS There is a six inch measurement tolerance or metric equivalent. All measurements are for general guidance purposes only and are approximate.

Due to variations and tolerances in metric and imperial measurements, measurements contained in these particulars must not be relied upon for ordering carpets, furniture etc.

NOTES None of the installed services and equipment have been tested and no warranties of any kind can be given accordingly, prospective purchasers should bear this in mind when formulating their offers.

The sellers do not include in the sale any carpets, light fittings, floor covering, curtains, blinds, furnishing, electrical/gas appliances (whether connected or not) or any other fixtures and fittings unless expressly mentioned in these particulars.