Talbot Avenue, Leeds, West Yorkshire, LS17

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Located on an established residential street in Moortown; a substantially extended five bedroom two bathroom semi detached family home, set within south facing lawned gardens. Extensive driveway parking and the valuable addition of a large detached annex to the rear, ideal for a variety of uses. Just a two minute walk from Talbot Primary and Street Lane. Moortown is a well established and popular residential area with excellent independent shops, Marks and Spencer, and access to the city centre. An early viewing is essential.

FLOORSPACE: 2164 SQ FT (INCLUDING 429 SQ FT ANNEX)

Introduction
A substantial five bedroom, two bathroom semi detached family home, providing generously proportioned and flexible accommodation. With the added benefit of a high quality detached annex to the rear, Talbot Avenue is set within south facing gardens and enjoys extensive driveway parking. The accommodation briefly comprises; entrance hall, large sitting room, extended family room and dining area leading to the garden. Extended kitchen. To the upper floors are five generous bedrooms, family bathroom and further large shower room.

Occupying a very popular Moortown location, Talbot Avenue enjoys easy access to an excellent range of amenities, including Marks and Spencer at Moortown Corner, along with a range of independent shops, regular bus services to Leeds centre and Harrogate, with Roundhay and Chapel Allerton just down the road. With excellent schools also nearby, it's an ideal location for the family buyer.

Accommodation
PVCu double glazing, gas central heating.

To the ground floor: Entrance hall
Part leaded and obscure glazed PVCu front entrance door, with leaded and obscure glazed windows to either side. Two ceiling lights, coving and wood effect flooring. Leaded and obscure glazed window to the side. Staircase to the upper floors with a turned balustrade. Useful cloaks cupboard.

Attractive sitting room 15 ft x 13 ft 1
A generous reception room, with a wide leaded bay window to the front. Ceiling light and coving.

Spacious extended family room and dining area 27 ft x 11 ft 9
Multipaned French doors to the rear, leading to the extensive paved patio and south facing lawned garden beyond. Wood effect flooring, two ceiling lights and coving. Velux rooflight to the dining area. Coal effect gas fire set within an attractive marble fireplace.

Large extended kitchen22 ft 3 x 7 ft 8
Window overlooking the south facing rear garden, part obscure glazed PVCu side entrance door. Fitted with a very comprehensive range of 'soft close' 'Oak' fronted base and wall cupboards with laminate work surfaces and part tiled walls. Space for a fridge freezer, plumbing for a washing machine and sink unit with a mixer tap. Space and connection for gas range cooker with extractor over. Velux rooflight, recessed ceiling spotlights and ceramic tiled floor. Useful shelved pantry.

To the first floor: Landing
Leaded and obscure glazed staircase widow to the side. Return staircase to the second floor, with a turned balustrade. Ceiling light.

Bedroom 1 15 ft 9x 11 ft 10
A generous double room, with a wide leaded bay window to the front. Ceiling light, wood effect flooring. Extensive fitted wardrobes providing hanging space and shelved storage.

Bedroom 2 14 ft x 11 ft 10
A further double bedroom with a wide multipaned window to the rear. Ceiling light, wood effect flooring and fitted wardrobes providing hanging space, shelved storage and overhead cupboards.

Bedroom 3 8 ft 7 x 8 ft
A third bedroom with leaded window to the front. Ceiling light, wood effect flooring and fitted wardrobes with overhead cupboards.

Stylish family bathroom
Obscured multipaned window to the rear. Fitted with a four piece suite, comprising; large bath with central taps, low suite wc, wash basin with a cupboard beneath and a walk in shower with thermostatic control, hand held attachment and rain shower fitting over. Fully tiled walls, heated towel radiator and recessed ceiling spotlights. Cupboard housing the Vaillant condensing combination boiler.

To the second floor: Landing
Obscured staircase window to the side. Ceiling light.

Bedroom 4 20 ft 1 maximum reducing to 15 ft 9 x 10 ft 9
A large double bedroom, with a Velux rooflight to the front. Ceiling light. Useful storage cupboards to the eaves.

Bedroom 5 10 ft 6 x 10 ft 4
A further double bedroom with a multipaned dormer window to the rear. Ceiling light. Fitted wardrobes providing extensive hanging space and shelved storage.

Large shower room
Obscure glazed multipaned window to the rear. Oversize walk in shower with Triton electric shower. Pedestal wash basin and low suite wc. Heated towel radiator, fully tiled walls, recessed ceiling spotlights and extractor.

Outside
Detached brick built annex - 429 square feet

A really valuable, and extremely useful, addition to this substantial family home is the annex. Built and completed according to all relevant regulations, it provides an excellent opportunity for home working, hobby space, gym or potentially for occupation by a dependent relative.

Room 1 17 ft 6 x 15 ft 5
Multipaned French doors leading to the lawned garden. Multipaned window. Grey wood effect flooring, ceiling light and two wall light points.

Large wetroom
Fully tiled walls and floor. Triton electric shower, low suite wc and wash basin with a cupboard beneath. Wall mounted electric water heater above. Ceiling light and extractor.

Garage/store
With roller door, ceiling light and access to the roofspace.

Talbot Avenue is approached from the front by a wide, extensive paved effect concrete driveway that provides parking for multiple cars. Substantial brick built boundary to the front, timber fencing to the sides. The south facing rear garden is accessed by means of a full height timber gate, leading to the full width paved terrace and pleasant lawn with timber fencing.

Agent's notes: The property is freehold. All mains services are provided. Viewing strictly by appointment only. Council tax band:C.

Conveyancing: We have conducted a survey of over forty conveyancers in the Leeds area. We used these results to appoint local solicitors to our panel. All were placed in the best eight for lowest fees. As well as offering good value for money, they are very reliable, quick and effective. Please call us for details.

Residential & buy-to-let mortgages: We can help you whatever your requirements and circumstances, whether you are a first time buyer, or wishing to remortgage to a preferential rate. We have appointed an excellent local independent mortgage consultant, authorised and regulated by the Financial Services Authority. They can provide preferential financial products, from major names, which are not available through other channels.

Are you selling? We offer free, no obligation valuation and market appraisals. Please call us on . Just £1234 including VAT to sell your property.

These particulars, whilst believed to be accurate, are set out as a general outline and are only intended as guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person employed by Morfitt Shaw Estate Agents Leeds has the authority to make or give any representation or warranty in respect of the property. Photographs are reproduced for general information and it must not be inferred that any item shown is included for sale with the property. Prospective purchasers are advised to inspect the property and commission an expert report where appropriate.

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