10 Park Lane West Bretton Wakefield WF4 4JT

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1 10 Park Lane West Bretton Wakefield WF4 4JT

2 Set within grounds approaching ¾ of an acre, commanding breath-taking rural views and enjoying a discreet position within one of Yorkshires most sought after villages. 10 Park Lane

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4 Approached by a sweeping driveway is this substantial individually designed and built 5 bedroom detached home privately positioned off Park Lane boasting immaculate south facing private gardens. The property offers versatile accommodation with potential to further develop and whilst being immediately semi-rural is ideally positioned only a 5 minute drive from the M1 motorway and central to a number of major commercial centres. Overview

5 The accommodation comprises: GROUND FLOOR Double doors open to the reception: RECEPTION Which has a quarry tiled floor, a window and a radiator. Internal French doors, with floor to ceiling windows on either side open into the reception hall. RECEPTION HALL Presenting an impressive spacious introduction to the property, with a staircase rising to the first floor level, coving to the ceiling, a radiator and a useful cloak/store cupboard. A personal door gives access to the garage. CLOAK ROOM A generous room presented with a low flush W.C and a wash hand basin with a tiled surround. This room as an obscure window, a radiator, coving to the ceiling and a useful floor to ceiling storage cupboard. LIVING ROOM An exceptionally well proportioned principle reception room, with floor to ceiling windows to the front aspect, overlooking the house gardens and having an internal sliding door opening onto a stone laid patio. A picture window to the side aspect overlooks adjoining countryside, resulting in breath-taking views. This room has two radiators, coving to the ceiling and a slate fire place which houses a solid fuel fire. DINING ROOM This room has patio doors to the side aspect, a window to the rear overlooking the garden, coving to the ceiling and a radiator. BREAKFAST KITCHEN Having full tiling to the floor, a window to the rear aspect and a radiator. Presented with kitchen furniture comprising base cupboards with matching drawers, which sits beneath a complimentary roll edge work surface, which incorporates a single drainer one and a half bowl sink unit, with a mixer tap over. The room has matching wall cupboards, complimentary tiling to the walls and appliances which include an integral double oven and grill, a four ring hob with an extractor hood over and a fridge. There is plumbing for a dishwasher. Access is provided through to the utility.

6 UTILITY A generously proportioned room, with full tiling to the walls and floor, a window to the rear, a part glazed entrance door and furniture comprising base cupboards with work surfaces that incorporate a stainless steel single drainer sink unit. This room has plumbing for an automatic washing machine. SNUG/SECOND SITTING ROOM A well-proportioned second reception room, with a window to the rear elevation, coving to the ceiling and two radiators. FIRST FLOOR LANDING The landing has coving to the ceiling, two windows overlooking the gardens, with a seating area, a radiator and a useful double storage cupboard which houses the hot water cylinder tank. MASTER BEDROOM Having two windows to the side aspect, and double glazed sliding doors to the front, which open onto a roof top balcony, which commands impressive views over the house gardens and adjoining countryside. This room has two radiators, built in wardrobes to the expanse of one wall and En-Suite facilities which comprise a pedestal wash hand basin, a step in shower, a bidet, a low flush W.C. and a bath with a tiled surround. The room has a vertical radiator, a secondary radiator, coving to the ceiling, an opaque window and full tiling to the walls. BEDROOM TWO A front facing double room with a window, commanding views over the garden, a radiator, coving to the ceiling and built in wardrobes. BEDROOM THREE A double room, with a window commanding impressive views, built in wardrobes and a radiator. BEDROOM FOUR A further double bedroom, commanding impressive rural views over the adjoining countryside. This room has a radiator and useful built in wardrobes.

7 BEDROOM FIVE A rear facing room, with furniture comprising wardrobes, bedside drawer units and overhead storage. There is a window to the rear aspect and a radiator FAMILY BATHROOM Presented with a three piece suite comprising a step in shower, a pedestal wash hand basin and a panelled bath. This room has majority tiling to the walls, an obscure window and a radiator. SEPARATE W.C. Having a low flush W.C tiling to one wall and an extractor fan. MEASUREMENTS:- These are generally taken by electronic instruments, and whilst regularly checked for accuracy are only intended as a guide. We therefore advise that you take your own measurements where accuracy is a requirement. EXTERNALLY The driveway is discreetly situated off Park Lane and runs between mature borders before opening to the delightful gardens. To the front elevation is a substantial garden, predominantly lawned with immaculately maintained flower, tree and shrub borders. A south facing stone flagged patio commands an impressive outlook. The driveway continues to a parking / turning area. To the rear elevation of the house is a purpose built vegetable garden. To the side is a hard landscaped garden with fish pond. GARAGE An integral double garage with an electronically operated up and over entrance door, having power, lighting and housing the central heating boiler.

8 IMPORTANT NOTE MISREPRESENTATION ACT 1967 & MISDESCRIPTION ACT When instructed to market this property every effort was made by visual inspection and from information supplied by the vendor to provide these details which are for description purposes only. Certain information was not verified, and we advise that the details are checked to your personal satisfaction. In particular, none of the services or fittings and equipment have been tested nor have any boundaries been confirmed with the registered deed plans. Lancasters Property Services or any persons in their employment cannot give any representations of warranty whatsoever in relation to this property and we would ask prospective purchasers to bear this in mind when formulating their offer. We advise purchasers to have these areas checked by their own surveyor, solicitor and tradesman. Lancasters Property Services accept no responsibility for errors or omissions. These particulars do not form the basis of any contract nor constitute any part of an offer of a contract.

9 SERVICES Mains electricity, Mains water, Septic Tank, Ground source heat pump. DIRECTIONS From Junction 38 of the M1 motorway heading north, turn off onto the roundabout, following round and taking the second turning to the A637 Huddersfield Road. Continue past West Bretton Sculpture Park, over the roundabout and then take the first left hand turning onto Park Lane, at the War Memorial. The property will be found on the right hand side. These details were prepared from an inspection of the property and information provided by the vendor on 15th May 2015 FREEHOLD PROPERTY VIEWING Strictly by appointment through the agents. IMPORTANT NOTE MISREPRESENTATION ACT 1967 & MISDESCRIPTION ACT When instructed to market this property every effort was made by visual inspection and from information supplied by the vendor to provide these details which are for description purposes only. Certain information was not verified, and we advise that the details are checked to your personal satisfaction. In particular, none of the services or fittings and equipment have been tested nor have any boundaries been confirmed with the registered deed plans. Lancasters Property Services or any persons in their employment cannot give any representations of warranty whatsoever in relation to this property and we would ask prospective purchasers to bear this in mind when formulating their offer. We advise purchasers to have these areas checked by their own surveyor, solicitor and tradesman. Lancasters Property Services accept no responsibility for errors or omissions. These particulars do not form the basis of any contract nor constitute any part of an offer of a contract.

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