Tinshill Mount, Cookridge, Leeds, West Yorkshire, LS16

| NO CHAIN SALE | A superb opportunity to acquire a well proportioned home set on a generous plot, offering bright open plan living, two excellent double bedrooms & a fantastic bespoke garden room. With exciting scope to modernise & personalise, this is a property full of potential, both inside & out - ready for its next owner to truly make it their own.
Sitting in this popular & sought after Cookridge position, excellent amenities, schooling, the train st., & great road & airport links are all on your doorstep.
Currently comprises, entrance hall, open kitchen, dining & living space with access out to the rear garden, two good size double beds., the main with fitted storage & a two piece house bathroom with separate WC.
Such an exciting opportunity to make your own, sure to appeal, early viewing is essential - call us - .

LOCATION
Cookridge is a popular village with a good mix of accommodation and amenities available, along with reputable schools, a recently re-designed and re-furbished sports club/swimming pool, Asda superstore and a Health Centres at Holt Park. Ideally situated for access to Otley Road (A660) and the Ring Road (A6120) thus making commuting straight forward. Public transport facilities are good by bus or alternatively by railway from the Horsforth Train Station located at the bridge on the Horsforth/Cookridge border. Horsforth village is just next-door where a vast range of shops, supermarkets, pubs and restaurants can be found. Beautiful countryside can be found within a short distance and the Cookridge Hall Golf Course and Bannatyne health club are on the doorstep. Headingley is a short distance away with a vibrant mix of shops and restaurants, plus the renowned Headingley Stadium for rugby & Cricket.

GROUND FLOOR
A welcoming hallway provides space for coats, bags, shoes, etc., with a tiled floor which continues through to the kitchen. There's also useful under stair storage. The kitchen continues through to the rear with pleasant garden views and opening through to a dining and living space, well planned with entertaining in mind. The open aspect from the kitchen into the dining/living space creates a sociable layout with patio doors leading out to the garden and windows flooding the space with natural light. The kitchen is fitted with a range of cream, high gloss units with complementary worksurfaces, integrated electric oven, gas hob, extractor fan over and space for a tall fridge freezer. While perfectly functional as is there is clear opportunity here to update and redesign to suit modern tastes, creating a stunning, contemporary family space.

FIRST FLOOR
The landing is bright and airy with windows to the side elevation and doors to two generous double bedrooms, a real advantage for buyers seeking space and flexibility. The main bedroom is at the front of the house and has fitted furniture and useful over stair storage. The second is at the rear, looking over the garden with private outlook. From the landing there is access to an airing cupboard, separate WC and two piece bathroom with shower over the bath and basin. The layout present excellent potential to open up to create a modern family bathroom, a simple change that would significantly enhance the first floor.

OUTSIDE
The property stands on a generous plot with lawned front garden, gravelled driveway to the side and gated side access to useful outbuilding/store room fitted with utility units and a sink, ideal as a dedicated laundry space or workshop area. To the rear is a large, enclosed garden offering fabulous outside space. A substantial decked area providing the perfect setting for entertaining whilst the extensive lawn is ideal for the children to play. The size of the plot also gives future owners exciting scope to enhance, landscape or even extend, subject to the necessary consents. A real highlight though, is the bespoke garden room/summerhouse, allowing more versatility out here, ideal for a home office, gym, studio or relaxation space. Combined with the generous plot and internal potential, this property represents a fantastic opportunity for buyers looking to modernise and create long term value.

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.

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.

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.

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.