Sandringham Approach, Leeds, West Yorkshire, LS17

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A spacious three bedroom semi detached home, that now provides an excellent opportunity to refit and upgrade to suit modern requirements. Benefiting from generously proportioned and flexible living space, the property is set within pleasant lawned gardens to three sides. Sandringham Approach enjoys a sought after position just off Shadwell Lane, ideally located in the heart of north Leeds close to excellent amenities and outstanding schools. An early viewing is strongly advised.

FLOORSPACE: 910 SQ. FT.

Introduction
An attractive and well proportioned three bedroom semi detached home, providing practical and flexible family living space. Set within generous lawned gardens, the accommodation briefly comprises; entrance hall, generous through sitting room and dining area, breakfast kitchen, three bedrooms and bathroom. Useful external store.

Shadwell Lane is a first rate residential location on the favoured northern side of Leeds, set within leafy surroundings and just five minutes from the attractive nearby countryside. It also provides access to an excellent range of amenities, from several 'outstanding' schools, to local shops and regular bus services. Moortown Corner is also nearby with a Marks and Spencers, as well as a wide choice of independent shops and cafes.

Accommodation
Gas central heating with Worcester combination boiler, PVCu double glazing.

To the ground floor: Entrance hall
An attractive entrance to the property, with part obscure glazed PVCu front entrance door. Full height obscure glazed window to the front. Staircase to the first floor, useful cloaks cupboard. Ceiling light.

Spacious through sitting room and dining area 22 ft 3 x 11 ft 10 maximum
Bay window to the front, further wide window overlooking the rear garden. Two ceiling lights, coving and gas fire set within an attractive fireplace.

Breakfast kitchen 13 ft 6 maximum x 8 ft 10
Part obscure glazed PVCu side entrance door, window overlooking the rear garden. Fitted with a range of base and wall cupboards with laminate work surfaces and fully tiled walls. Plumbing for a washing machine, space for a fridge freezer, electric cooker point and stainless steel sink unit. Space for a breakfast table. Useful shelved pantry, ceiling light.

To the first floor: Landing
Window to the side, ceiling light and access to the loft.

Bedroom 1 12 ft 9 x 9 ft 10 extending to 12 ft 5 into entrance
A generous double bedroom with a window to the front. Ceiling light.

Bedroom 2 12 ft 5 x 9 ft 6
A further double bedroom with a window overlooking the rear garden. Ceiling light. Fitted cupboards, one housing the Worcester combination boiler.

Bedroom 3 9 ft 2 x 8 ft
Window to the front, ceiling light. Fitted cupboard.

Bathroom
Obscured windows to the side and rear. Panelled bath with Triton electric shower over, low suite wc and pedestal wash basin. Fully tiled walls, ceiling light.

Outside
Sandringham Approach is set within a generous corner plot, with lawned gardens to three sides. Timber fencing and beech hedging to the front boundary, with gated path leading to the entrance. Paved patio and lawn to the rear, with timber fenced boundaries.

Useful brick built store 8 ft 1 x 5 ft 1
Entrance door, window to the front. Useful for dry storage.

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

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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