MODERN KITCHEN DINER**CONSERVATORY**GROUND FLOOR CLOAKS**MODERN BATHROOM**OFF STREET PARKING**GARDENS. This detached house is situated in Sherburn In Elmet, close to local amenities and having good access to motorways and transport links and briefly comprises: entrance hallway, lounge, conservatory, ground floor cloaks, kitchen diner and storage room. To the first floor are three bedrooms and bathroom. VIEWING IS HIGHLY RECOMMENDED TO FULLY APPRECIATE THE STYLE OF THIS LOVELY PROPERTY. RING US 7 DAYS A WEEK TO BOOK A VIEWING. 'WE OPEN UNTIL 8PM MONDAY TO THURSDAY, 5.30 FRIDAYS, 5.00 SATURDAYS AND 11.00 - 3.00 SUNDAYS'

ENTRANCE
UPVC entrance door with double glazed frosted panel leading into;

ENTRANCE HALLWAY
Ceramic tiled flooring, built-in storage cupboard and return staircase giving access to the first floor accommodation and doors leading off.

LOUNGE
UPVC double glazed window to the front elevation, central heating radiator, coving and fire recess. Television point and uPVC double glazed double door leading to:

CONSERVATORY
UPVC double glazed windows to three sides, polycarbonate pitched roof and uPVC door giving access to the rear garden. Laminate wood flooring.

GROUND FLOOR CLOAKS
Having a modern white suite comprising: close coupled w.c and corner wall mounted wash hand basin with chrome mixer taps and tiled splashbacks. uPVC double glazed frosted window to the front elevation.

KITCHEN DINER
Having a modern fitted kitchen in a light wood grain effect finish with decorative brushed steel handles. Timber effect square edge laminated work tops. Single drainer sink with chrome mixer taps over. Five ring brushed steel gas hob with matching electric extractor over in a brushed steel and glass finish with built-in downlighters and fan assisted double oven. Ceramic floor tiling, tiling between units, ceiling downlighters and central heating radiator. UPVC double glazed window to the front and side elevations and uPVC door with double glazed panel gives access to the side. Aperture leads through to:

STORAGE ROOM
Ceramic floor tiles, built-in low level cupboards, built in wall units in a light wood grain effect finish with brushed steel handles. uPVC double glazed window to the rear elevation.

LANDING
UPVC double glazed window to the front elevation, central heating radiator, smoke alarm and two built-in double cupboards. Doors leading off.

BEDROOM ONE
Recently fitted full height sliding wardrobes in a light wood grain effect finish. Central heating radiator, uPVC double glazed window to the side elevation.

BEDROOM TWO
Built-in fitted wardrobes in a light colour with chrome handles. Central heating radiator, uPVC double glazed window to the rear elevation. Access to the loft.

FAMILY BATHROOM
Being 'L' shaped with modern white suite comprising: panel bath with side mounted waterfall chrome mixer tap over and mains shower above in chrome with fixed and floating shower head and glass shower screen. Moulded vanity wash hand basin with waterfall chrome mixer tap over and white high gloss storage cupboard beneath. Close coupled w.c with concealed cistern, uPVC double glazed frosted window to the front elevation. Tiled to ceiling height around the bath area and ceramic floor tiling. Chrome ceiling downlighters.

BEDROOM THREE
uPVC double glazed window to the front elevation.

FRONT
Fully enclosed with perimeter fence with timber pedestrian access gate. Decorative pebbles with flagged pathway giving access to the front door with storm porch over. Flagged pathway leads round to the side to a further timber pedestrian access gate. Coal shed, lawned area with soft bark play area and herbaceous borders. Hardstanding for shed, pedestrian timber gate gives access to the rear.

REAR
Fully enclosed with perimeter fence, partially laid to lawn with herbaceous borders and flagged patio area.

HEATING AND APPLIANCES
The heating system and any appliances (including Burglar Alarms where fitted) mentioned in this brochure have not been tested by Park Row Properties. If you are interested in purchasing the property we advise that you have all services and appliances tested before entering a legal commitment to purchase.

MAKING AN OFFER
In order to comply with the Estate Agents (Undesirable Practises) Order 1991, Park Row Properties are required to verify the status of any prospective purchaser... This includes the financial standing of that purchaser and his ability to exchange contracts . To allow us to comply with this order and before recommending acceptance of any offers, and subsequently making the property 'SOLD' each prospective purchaser will be required to demonstrate to 'Park Row Properties' that they are financially able to proceed with the purchase of the property.
We provide truly Independent Mortgage Advice. Unlike many companies we are not tied, and more importantly not targeted to any Lender. We have instant on-line access to over 1000 mortgage deals provided by over 100 Lenders ensuring we are unbeatable when identifying and recommending your new mortgage or re-mortgage requirements.
Your home is at risk if you do not keep up repayments on a mortgage or other loan secured on it. Written quotations available on request. Life assurance is usually required.
To arrange a no obligation appointment please contact your local office.

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.

OPENING HOURS
CALLS ANSWERED :
Mon, Tues, Wed & Thurs - 9.00am to 8.00pm
Friday - 9.00am to 5.30pm
Saturday - 9.00am to 5.00pm
Sunday - 11.00am to 3.00pm

TO CHECK OFFICE OPENING HOURS PLEASE CONTACT THE RELEVANT BRANCHES ON:

SELBY - 01757 241124
SHERBURN IN ELMET - 01977 681122
GOOLE - 01405 761199
PONTEFRACT - 01977 791133
KIPPAX - 0113 8160111
CASTLEFORD - 01977 558480

VIEWINGS
Strictly by appointment with the sole agents.
If there is any point of particular importance to you we will be pleased to provide additional information or to make any further enquiries. We will also confirm that the property remains available. This is particularly important if you are travelling some distance to view the property.

DIRECTIONS
Leaving our Sherburn Office, turn right onto Moor Lane, continue on Moor Lane and take the 3rd turning on the left onto Pinfold Avenue then right onto Pinfold Close where the property is situated on the left hand side identified by our Park Row for sale board.