11 Shuttocks Fold, Kippax, Leeds, LS25 7RF 315,000

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1 , Kippax, Leeds, LS25 7RF ** NEW TO THE MARKET** An opportunity has arisen to purchase this beautifully presented four bedroomed extended detached house, tucked away in a generous corner position yet having easy access to local shops, schools and public transport services. The accommodation which has been much improved by the current vendors briefly comprises, entrance hall, ground floor cloaks, lounge, kitchen/diner/family room, ground floor bedroom four, utility room, three bedrooms to the first floor and bathroom/w.c. In addition the property has re-fitted kitchen with a range of built in appliances, re-fitted four piece white bathroom suite, fitted wardrobes to bedrooms one and three. outside the private driveway provides ample off road parking and leads to a single brick built garage with electric door. open plan lawned garden to the front and to the rear of the property is a generous garden with large decked patio, to lawn and astroturf play area. The garden is also south facing. The property must be viewed to appreciate all that is on offer. 315,000

2 Entrance Hall 5.59m x 1.14 (18'4" x 3'9") PVCu double glazed front entrance door. Doors leading to ground floor cloaks, lounge, dining kitchen, bedroom four, utility room. Staircase to first floor. Ground floor cloaks Being refitted with two piece white suite comprising low flush w.c, vanity wash basin with cupboard below. PVCu double glazed window, heated towel radiator, ceramic tiled floor. Lounge 5.63m x 3.43 (18'6" x 11'3") PVCu double glazed window, central heating radiator, coving to ceiling, TV point, french doors to kitchen/family room. T.

3 Kitchen/Family room 6.99m x 4.34m red to 2.74m (22'11" x 14'3" red to 9'0") Being extended and refitted to provide a spacious family room with a range of refitted units to high and low level, work surfaces incorporating single bowl single drainer stainless steel sink with mixer tap, four ring electric hob with extractor chimney hood over, built in electric double oven, integrated microwave, integrated fridge freezer, integrated dishwasher, two modern style central heating radiators, three PVCu double glazed skylight windows, down lights to ceiling, bi- fold doors opening to rear garden, laminate floor. Kitchen/ Family Room view two Utility room 2.30m x 1.50m (7'7" x 4'11") Having a range of units to high and low level, work surfaces with single bowl single drainer stainless steel sink and mixer tap. Plumbed for washing machine, space for freezer, tiled work surfaces, central heating radiator, PVCu double glazed side door.

4 Bedroom Four 5.16m x 2.24m (16'11" x 7'4") PVCu double glazed window, central heating radiator, down lights to ceiling, storage cupboard housing the combination central heating boiler. First Floor landing With doors leading to bedrooms one, two, three and bathroom/w.c. Access point to loft, being boarded with shelving, pull down ladder and light, central heating radiator.

5 Bedroom One 3.48m to wardrobes x 3.28m (11'5" to wardrobes x 10'9") Having fitted wardrobes to recess, PVCu double glazed window, central heating radiator. Bedroom Two 3.50m x 2.28m (11'6" x 7'6") PVCu double glazed window, central heating radiator.

6 Bedroom Three 2.92m x 2.38m to wardrobes (9'7" x 7'10" to wardrobes) PVCu double glazed window, central heating radiator, coving to ceiling, two sets of recessed double fitted wardrobes. Bathroom 2.60m x 2.56m (8'6" x 8'5") Refitted four piece white suite comprising double independent shower cubicle, rectangular bath, pedestal wash basin, low flush w.c. Complementary tiling to walls and floor, heated towel radiator, PVCu double glazed window, down lights to ceiling. Outside The property is situated on a generous corner position having long driveway providing ample off road parking which leads to a detached brick built garage with electric up and over door, power and light. There is an open plan lawned area to the front with pebble infill borders, gate and pathway provide access to a private and enclosed south facing rear garden with large decked patio area leading down to lawned garden with astroturf play area. In addition there is outside lighting to the front and rear, hot and cold external water taps.

7 Outside view two Outside view three Location From our Kippax office turn left to the mini roundabout taking the second exit right onto Leeds Road, at the bottom of the hill turn right onto Gibson Lane, first left onto Moorgate Drive continuing to the 'T' junction turning left onto Sandgate Drive, continue to the end of this road turning right into Shuttocks Fold where the property can be found on the left hand side as indicated by the agents boards Viewing Arrangements Please contact Agent's Kippax office on (0113) Important Notice 1. These particulars are prepared in good faith by Mike Dobson (Estate Agents) Limited on 8th May 2018 to give a fair overall view of the property and do not constitute any part of an offer or contract. They must not be relied upon as statements or representations of fact. All measurements are given as a guide only and no liability can be accepted for any errors arising from them2. Photographs depict only certain parts of the property. It should not be assumed that the contents/furnishings, furniture etc. Photographed are included in the sale.3. Nothing in these particulars shall be deemed as fact or a statement that the property is in good structural condition or otherwise. No responsibility is taken for any error, omission or mis-statement.4. Purchasers should check all services/appliances/equipment are in good working order prior to exchange of contracts as these have not been tested and no warranty can be given as to their condition. Mike Dobson (Estate Agents) Limited nor its employees have any authority to make or give representations or warranties whatever to this property. Purchasing Procedures Once you are interested in purchasing this property, please call at our local office to make your offer. This should be done before contacting a Building Society, Bank or Solicitor. Any delay may result in the property being sold to someone else and survey and legal fees being unnecessarily incurred. In compliance with the Estate Agents (Undesirable Practises) (No 2) Order 1991, we are under an obligation to check into a purchaser's financial situation before recommending an offer to a Vendor. Therefore, prior to any offer being accepted you will be required to make an appointment in order for us to financially qualify your offer. If you are making a cash offer which is not subject to the sale of a property, written confirmation of the availability of the cash will be required before your offer can be qualified. MIKE DOBSON (ESTATE AGENTS) LTD offer a comprehensive, independent mortgage services which is free of charge to both Vendors and Purchasers. Approval Declaration I/We hereby confirm that I/we have read the descriptive information you have prepared relating to my/our property, and that to the best of my/our knowledge and belief these particulars do not contain any errors or material misrepresentations. I/we also confirm that I/we will notify you immediately if, prior to exchange of contracts, any faults or problems develop, or there is any material change involving any of the fixtures and fittings or the property itself. Signed Date MIKE DOBSON (Estate Agents) LTD.

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