Water Lane, Kirk Smeaton, Pontefract

SUMMARY
***GUIDE PRICE £850,000 - £875,000*** Six bedroom detached property comprising of three reception rooms, kitchen diner, utility room, family bathroom, ensuite, separate WC, double garage, driveway, rear garden, large balcony and separate annex fully self contained.


DESCRIPTION
William H Brown are delighted to present this attractive six bedroom property for sale in the sought after village of Kirk Smeaton. The ground floor comprises of a large master bedroom with open plan dressing room and ensuite. There are four further bedrooms, a family bathroom and a utility room which leads to an attached double garage. The first floor has a sitting room, a lounge with doors leading to the balcony, a snug with doors to the balcony, a separate WC and a large modern kitchen diner with access to the balcony. The lower ground floor is a separate, fully self-contained annex with French doors opening out onto large terrace and rear garden. Outside there is a large driveway to the front surround by stone walls and established shrubs and flower beds. To the rear there is an enclosed rear garden with patio, lawn, shrub and flower beds and delightful views across open fields and the River Went. Kirk Smeaton is desirable and peaceful village surrounded by beautiful countryside. It has excellent links to the historic market town of Pontefract which has many local amenities, good schools and easy access to the M62 and A1M. This excellent family home should be viewed to appreciate all it has to offer. Please call us today to arrange a viewing.

Ground Floor 

Hallway 
With a UPVC double glazed front entrance door, stairs to the first floor and a storage cupboard.

Bedroom One 21' 5" x 10' 10" ( 6.53m x 3.30m )
With two UPVC double glazed windows to the rear aspect, a window to the side, open to the dressing room with fitted wardrobes and access to the ensuite and three oil heated radiators.

Ensuite 
A suite consisting of wall, base and drawer units with work surfaces over, wash hand basin set in a vanity, shower cubicle, fully tiled walls and flooring, extractor fan, an oil heated radiator and a UPVC double glazed window to the side aspect.

Bedroom Two 15' 3" x 7' 8" ( 4.65m x 2.34m )
With two UPVC double glazed windows to the rear aspect and an oil heated radiator.

Bedroom Three 11' 2" x 10' 3" ( 3.40m x 3.12m )
With a UPVC double glazed window to the side aspect and an oil heated radiator.

Bedroom Four 11' 2" x 8' 10" ( 3.40m x 2.69m )
With a UPVC double glazed window to the front and an oil heated radiator.

Bedroom Five/Study 10' 10" x 5' 1" ( 3.30m x 1.55m )
With a UPVC double glazed window to the front aspect and an oil heated radiator.

Shower Room 
A suite consisting of a low level flush WC, wash hand basin, shower, tiled flooring and a walls and an oil heated radiator.

Utility Room 10' 1" x 8' 3" ( 3.07m x 2.51m )
With fitted kitchen units, tiled flooring, space for washing machine and tumble dryer, part tiled to walls, door to the garage, an oil heated radiator and a UPVC double glazed window to the side aspect.

First Floor 

Wc 
With a low level flush, wash hand basin, an oil heated radiator and a UPVC double glazed window to the side aspect.

Lounge 21' 4" x 11' 1" ( 6.50m x 3.38m )
With a UPVC double glazed window to the front aspect, double glazed patio doors leading to the balcony, log burner, coving to the ceiling and an oil heated radiator.

Sitting Room 15' 9" x 15' 5" ( 4.80m x 4.70m )
With three UPVC double glazed windows to three aspects, fitted book shelves and cupboards and two oil heated radiators.

Kitchen/Diner 27' 10" x 9' 7" ( 8.48m x 2.92m )
A fitted kitchen consisting of wall, base and drawer units with laminate work surfaces over with matching splash back, sink and half with drainer, 2x American fridge freezers, integrated electric hob, double oven and grill, tiled flooring, door to the balcony, spot lights to the ceiling, two oil heated radiators, a large UPVC double glazed window to the rear looking over garden/views and four UPVC double glazed windows to two aspects.

Snug 15' 5" x 8' 9" ( 4.70m x 2.67m )
With UPVC double glazed sliding doors to the balcony and an oil heated radiator.

Annexe 

Kitchen/Sitting 22' 11" x 10' 6" ( 6.99m x 3.20m )
A fitted kitchen consisting of wall, base and drawer units with laminate work surfaces with matching splash back, sink and drainer, integrated electric hob, double oven, extractor hood, spot lights to the ceiling, breakfast bar, UPVC double glazed French doors opening out on to large terrace and rear garden and two oil heated radiators.

Bedroom Six 10' 3" x 10' 6" ( 3.12m x 3.20m )
With a UPVC double glazed window to the rear, oil heated radiator and tiled flooring.

Walk In Wet Room 
A wet room consisting of a low level flush WC, wash hand basin, shower, fully tiled walls and flooring, extractor fan, spot lights to the ceiling and an oil heated radiator.

Storage Room 
There is an attached very large storage room integrated externally to the annexe.

Front Garden 
A large block paved driveway, enclosed with walls and hedge around garden and shrub beds surround.

Rear Garden 
A large lawned garden, a large garden shed, large paved seating area with shrub beds.

Garage 15' 10" x 15' 5" ( 4.83m x 4.70m )
With an electric door, inspection pit, door to the side and into utility room and a UPVC double glazed window to the front aspect. To the outside rear of the garage is a 1300 litre oil tank in a walled area.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.