Sandy Lane, Middlestown, Wakefield, WF4 4PR

SIMPLY EXCEPTIONAL! … SITUATED IN THE SOUGHT AFTER VILLAGE OF MIDDLESTOWN, THIS GENEROUSLY PROPORTIONED FOUR BEDROOM DETACHED FAMILY HOME, ARRANGED ACROSS THREE FLOORS AND BEAUTIFULLY DESIGNED TO TAKE FULL ADVANTAGE OF ITS POSITION WITH BREATH TAKING RURAL VIEWS. THE PROPERTY BOASTS AN EN SUITE BATHROOM TO THE PRINCIPAL BEDROOM, A SUPERB OPEN PLAN KITCHEN WITH BALCONY, AND AN EXPANSIVE TIERED REAR GARDEN, COMPLETE WITH OUTDOOR KITCHEN AND PIZZA OVEN – PERFECT FOR ENTERTAINING. THIS HOME BENEFITS FROM EXCELLENT LOCAL AMENITIES, GOOD SCHOOLS, AND EASY ACCESS TO WAKEFIELD CITY CENTRE AS WELL AS THE MOTORWAY AND RAIL NETWORKS, ENSURING CONVENIENT COMMUTER LINKS. EARLY VIEWING IS STRONGLY ADVISED TO APPRECIATE THE SPACE, SETTING AND LIFESTYLE THIS PROPERTY HAS TO OFFER.

GROUND FLOOR

The property is entered via a composite front door with frosted glass panel into a spacious entrance hall, finished with spotlights to the ceiling and a central heating radiator. From here, a door opens directly into the dining room, a versatile reception space ideal for both formal dining and family occasions, featuring an open fireplace with stone hearth and surround, UPVC double glazed windows to the front and side, and two radiators.

An inner hallway gives access to the principal ground floor rooms, with stairs rising to the first floor and doors leading to the living room, office, utility/W.C., and useful under stairs storage.

The utility/W.C. is well designed with a low flush W.C., stainless steel sink and drainer, and base units with laminate worktops. There is space and plumbing for both a washing machine and dryer, with tiled splash backs, spotlights, and a rear-facing window.

The office is set to the side of the home, offering a quiet workspace with double glazed window, radiator, and spotlights.

The living room is generously proportioned with a side-facing double glazed window, two central heating radiators, and coving to the ceiling. An opening flows through to the impressive kitchen/breakfast room.

The kitchen/breakfast room is the heart of the home, superbly appointed with a comprehensive range of wall and base units topped with granite surfaces. A central island incorporates a 1½ bowl sink and mixer tap, while integrated appliances include space for a Range-style cooker with stainless steel extractor, and an American-style fridge/freezer. French doors open onto a balcony terrace, framing stunning views across the garden and fields beyond.

Balcony

An ideal spot for morning coffee or evening relaxation, the balcony is finished with stone tiling, metal and glass balustrades, and steps leading directly down to the rear garden.

LOWER GROUND FLOOR

From the galleried kitchen, stairs descend to the sitting/family room, a hugely versatile reception space with French doors opening directly onto the garden. This room benefits from four radiators, coving, spotlights, a rear-facing window, and useful under stairs storage. Perfect as a second lounge, media room, or games space.

FIRST FLOOR

The landing has a side facing window, radiator, loft access, and doors leading to four bedrooms and the house bathroom.

The principal bedroom suite is expansive, with spotlights to the ceiling, fitted wardrobes with mirrored doors, a fitted dressing table, and two rear facing windows that take in spectacular views. The room benefits from access to a luxurious en suite bathroom, complete with roll-top bath, mixer tap with shower attachment, low flush W.C., vanity unit with wash basin, chrome ladder radiator, and fully tiled walls and floor.

Bedroom two is a superb double with front facing windows, coving, spotlights, and a radiator.

Bedroom three is rear facing with a radiator, spotlights, and lovely views.

Bedroom four is another double, with two Velux skylights, radiator, and spotlights.

The family bathroom is presented to a high standard with a four-piece suite comprising of a panelled bath with mixer taps and shower attachment, separate double shower cubicle, low flush W.C., and pedestal wash basin with mixer tap. Finished with partial tiling, skylight window, extractor fan, spotlights, chrome ladder radiator, and tiled floor.

If you would like to arrange to view, or have your property appraised please give us a call on

BRIEFLY COMPRISING;

GROUND FLOOR
•    ENTRANCE HALLWAY
•    STAIRS TO 1ST FLOOR
•    DINING ROOM
•    INNER HALLWAY
•    UTILITY/W.C
•    OFFICE
•    LIVING ROOM
•    KITCHEN/BREAKFAST ROOM

LOWER GROUND FLOOR
•    SITTING/FAMILY ROOM

FIRST FLOOR
•    LANDING AREA
•    BEDROOM 1
•    EN SUITE
•    BEDROOM 2
•    BEDROOM 3
•    BEDROOM 4
•    HOUSE BATHROOM

OUTSIDE 
•    Externally to the front, a block-paved driveway provides off-road parking for several vehicles and leads to a larger-than-average detached garage, complete with electric roller door, power, light, side windows, and a side access door. A stone pathway leads to the front entrance, with gated access to the rear.

•    The rear garden is a true feature of the property – tiered and landscaped to maximise space and views. A lower-level stone patio provides a sheltered seating area, with steps leading up to a large paved terrace, perfect for entertaining. The garden also features a fully equipped outdoor kitchen with BBQ grill and pizza oven, beyond which lies an expansive lawn with mature trees and planted borders, all framed by timber fencing and hedging, with breath taking views of the countryside beyond.

PLEASE NOTE: THESE DRAFT BROCHURE DETAILS HAVE BEEN APPROVED BY THE SELLER.

TENURE: FREEHOLD

COUNCIL TAX BANDING;
We understand the council tax band to be E. (SOURCE: GOV.CO.UK)

SERVICES
Mains water. Mains gas. Mains electric. Mains drainage.

DIRECTIONS
WF4 4PR

COVID-19 PROCEDURE
We at Mallinson & Co are confidently adhering to the government guidelines in connection to the covid-19 pandemic, should you wish to see a copy of our procedure please ask a member of the team.

DISCLAIMER
1.    PROPERTY MISDESCRIPTION ACT 1967 & 1991: We endeavour to make the details and measurements as accurate as possible. However, please take them as indicative only, made as a result of a visual inspection of the property and from information supplied by the vendor. 
2.    MEASUREMENTS are taken with an electronic device. If you are ordering carpets or furniture, we would advise that the details are checked to your personal satisfaction by taking your own measurements upon viewing. 
3.    No services, apparatus, equipment, fixtures or fittings have been tested by Mallinson and Co so we cannot verify that they are in working order or fit for purpose. A Buyer is advised to obtain verification from their own Tradesperson, Surveyor or Solicitor. 
4.    References to the Tenure of a Property are based on information supplied by the Seller. Mallinson & Co has not had sight of the title documents and has not checked the tenure or the boundaries with the Land registry. A Buyer is advised to obtain verification from their own Solicitor. Mallinson and Co accept no responsibility for any errors or omissions.
5.    MONEY LAUNDERING: We may ask for further details regarding proof of your identification and proof of funds after receiving your offer on a property. Please provide these in order to reduce any delay.