West End Lane, Horsforth, Leeds, West Yorkshire, LS18

Set within an exclusive and highly prestigious semi-rural location, this substantial and beautifully extended family home offers exceptional modern living across three thoughtfully designed floors. Blending generous reception space with well-balanced bedrooms and bathrooms, the property is perfectly suited to growing families. At its heart lies a stunning open-plan living dining kitchen with French doors opening onto an impressive and private rear garden. With a converted loft principal suite, versatile reception rooms, a 35-foot tandem garage offering further potential, and parking with provision for electric gates, this is a home that effortlessly combines space, style and flexibility.

LOCATION
Horsforth, named as one of the top 10 most desirable postcodes in England and is a prime residential location, popular with families and young professionals alike. The property is within easy reach of an array of excellent amenities including well regarded schooling for all ages, lovely canal & river walks, and the extensive shopping facilities found on New Road Side and Town Street including Morrisons supermarket. Horsforth Hall Park is a great addition to the community with a children’s playground, bandstand, cricket pitch, skate park and bowling green. For commuters, Horsforth Train Station provides services to Leeds, York and Harrogate. Kirkstall Forge Train Station is located down the A65 and offers further means of convenient access into the city (8 mins) and surrounding areas. The Ring Road (A6120) and the (A65) are nearby and provide main road links to the commercial centres of Leeds, Bradford, York and Harrogate, a regular bus service runs into the City Centre and, for the more travelled commuter, Leeds-Bradford Airport is a short drive away. All in all, this location is sought after by a wide variety of buyers and enjoys a strong sense of community and a thriving village atmosphere.

GROUND FLOOR
The property makes an immediate impression with its traditional entrance vestibule, setting the tone for the elegant yet practical accommodation beyond. The true hub of the home is the extensive living dining kitchen, designed for both everyday family life and entertaining. A large central island and bespoke shaker-style cabinetry with granite work surfaces provide both beauty and functionality, complemented by an Aga and fully integrated appliances. A generous breakfast bar allows for casual dining, while there is ample space for a formal dining table and relaxed seating. French doors open directly onto the terrace and garden, filling the space with natural light. The kitchen flows seamlessly into a versatile dining and family room, which also benefits from French doors to the garden, creating a superb indoor-outdoor connection. The impressive 20-foot lounge offers a more intimate retreat, complete with a feature multi-fuel stove for cosy winter evenings. A practical downstairs shower room completes the ground floor and offers potential to incorporate utility facilities if desired.

FIRST FLOOR
The first floor provides three well-proportioned bedrooms arranged off a central landing, ideal for children, guests or home working. The house bathroom is beautifully planned and fitted with a four-piece suite, including a freestanding clawfoot bath, separate shower enclosure, WC and pedestal wash basin, creating a luxurious yet practical family space.

SECOND FLOOR
Occupying the entire top floor, the 24-foot loft conversion offers a private and peaceful haven with delightful views over the rear garden. This spacious room features fitted wardrobes and a well-appointed en suite bathroom. For many, this will serve as a superb principal bedroom suite, although the flexible layout allows families to choose alternative arrangements depending on their needs.

OUTSIDE
The rear garden is a standout feature of the property. A large terrace provides the perfect setting for outdoor dining and entertaining, leading onto a generous lawn bordered by mature planting that offers a high degree of privacy. It is an ideal family garden, perfectly suited for children’s play and relaxed summer gatherings. To the front, there is ample parking and existing wiring in place should a buyer wish to install electric gates. The attractive brick-built tandem garage measures approximately 35 feet in length, offering excellent storage. With its generous proportions, there is clear scope to convert part of the space into a home office, gym or additional utility area, subject to requirements.

BROCHURE DETAILS
Hardisty and Co prepared these details, including photography, in accordance with our estate agency agreement.

SERVICES – Disclosure of Financial Interests
Unless instructed otherwise, the company would normally offer all clients, applicants, and prospective purchasers its full range of estate agency services, including the valuation of their present property and sales service. We also intend to offer clients, applicants and prospective purchasers' mortgage and financial services advice through our association with Mortgage Advice Bureau. We will also offer to clients and prospective purchasers the services of our panel solicitors, removers, and contactors. We would normally be entitled to commission or fees for such services and disclosure of all our financial interests can be found on our website.

FINANCIAL SERVICES
Linley and Simpson Sales Limited trading as Hardisty are Introducer Appointed Representatives of Mortgage Advice Bureau Limited and Mortgage Advice Bureau (Derby) Limited who are authorised and regulated by the Financial Conduct Authority. We routinely refer buyers to Mortgage Advice Bureau Limited. We receive a maximum of £30 per referral.

MONEY LAUNDERING, TERRORIST FINANCING AND TRANSFER OF FUNDS REGULATIONS 2017
To enable us to comply with the expanded Money Laundering Regulations we are required to obtain identification from prospective buyers once a price and terms have been agreed on a purchase. Buyers are asked to please assist with this so that there is no delay in agreeing a sale. The cost payable by the successful buyer for this is £50 +VAT per named buyer and is paid to the firm who administer the money laundering ID checks, being Iamproperty / Movebutler. Please note the property will not be marked as sold subject to contract until the appropriate identification has been provided.

PLEASE NOTE
The extent of the property and its boundaries are subject to verification by inspection of the title deeds. The measurements in these particulars are approximate and have been provided for guidance purposes only. The fixtures, fittings and appliances have not been tested and therefore no guarantee can be given that they are in working order. The internal photographs used in these particulars are reproduced for general information and it cannot be inferred that any item is included in the sale.