Scotland Lane, Horsforth, Leeds, West Yorkshire, LS18

A rare opportunity to acquire a substantial stone-built family home on one of Horsforth’s most desirable addresses, this impressive residence on Scotland Lane combines generous internal space, a superb plot and outstanding potential for future enhancement. Positioned directly opposite open farmland, the property enjoys a semi-rural outlook while remaining exceptionally well placed for local amenities, schools and transport links. Internally, the accommodation is both spacious and flexible, offering multiple reception areas, up to five bedrooms, well-appointed bathroom facilities across both floors and excellent potential to create a stunning open-plan living arrangement. Externally, the home sits on a generous plot with attractive front gardens, a substantial driveway, detached double garage and a sunny rear garden ideal for family life and entertaining. Homes in this position and with this level of potential are rarely available, making this a truly exciting prospect. Offered for sale via the Modern Method of Auction (IAMSOLD) with a starting bid of £475,000, this is an exciting chance to secure a versatile home with scope to modernise, reconfigure or extend, subject to the necessary consents.

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 ground floor opens with a welcoming and spacious entrance hallway that immediately sets the tone for the accommodation beyond, while also providing access to a convenient two-piece guest W/C. To the front of the property, the generous family lounge is a beautifully bright reception space enjoying attractive garden views and open aspects across the fields beyond. Double doors lead through into the formal dining room at the rear, creating a natural flow between the two spaces and offering clear potential for buyers wishing to create a larger open-plan family living kitchen. Sliding doors from the dining room open directly onto the rear garden, making it an ideal setting for entertaining and everyday family life. Positioned centrally at the rear, the kitchen is fitted with a range of modern handleless white units complemented by laminate worktops, and includes integrated appliances such as a dishwasher, hob, fridge freezer, double oven and microwave. There is also room for casual dining, making it a practical and sociable part of the home. Also on the ground floor, a well-proportioned double bedroom to the front enjoys pleasant open views and fitted wardrobes, offering flexibility as a guest bedroom, additional reception room or ideal multi-generational living space. To the rear, the principal bedroom provides a peaceful and private retreat overlooking the garden, also benefitting from fitted wardrobes. The ground floor is further served by a generous four-piece house bathroom, fitted with a corner bath, walk-in shower, vanity sink and WC, all finished in full white tiling for a clean and timeless appearance. Completing the ground floor is an additional highly versatile room accessed via an internal corridor, currently used as a utility area but offering fantastic potential as a home office, gym, hobby room or further reception space. With dual aspect windows and direct access to the garden, this is a particularly adaptable and useful addition to the home.

FIRST FLOOR
Occupying the roof space, the first floor continues to impress with its spacious feel and abundance of natural light, enhanced by pitched ceilings and Velux windows that create a bright and airy atmosphere. There are two excellent double bedrooms on this level, positioned to the front and rear respectively, both offering generous proportions and a comfortable layout suitable for a variety of needs. Set between the bedrooms is a well-appointed three-piece shower room, providing practical convenience for family or guests. The front bedroom also benefits from a useful walk-in dressing room or store, which presents clear potential for conversion into an en-suite bathroom should a purchaser wish to adapt the layout in the future.

OUTSIDE
Externally, the property sits proudly on a generous plot along a particularly attractive tree-lined stretch of Scotland Lane, directly opposite open farmland. This enviable setting creates a peaceful semi-rural feel while still placing the home within easy reach of Horsforth’s excellent amenities and transport connections. To the front, the property enjoys strong kerb appeal with neatly maintained lawns, planted borders and newly installed timber fencing that helps frame and secure the boundaries. Large timber gates open onto a substantial driveway, providing ample off-street parking for multiple vehicles and access to the detached double garage. The rear garden is a standout feature of the home — a lovely sunny and well-proportioned outdoor space with a lawn, stone-paved seating areas and established planting, offering the perfect environment for families, gardening enthusiasts and outdoor entertaining. The size of the plot and the home’s positioning also provide exciting scope for future development, including the possibility of extending upwards or reconfiguring the existing accommodation, subject to the necessary planning permissions and approvals.

MODERN METHOD OF AUCTION (IAMSOLD)
This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 56 days (the "Reservation Period"). Interested parties personal data will be shared with the Auctioneer (iamsold). If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding. A Buyer Information Pack is provided. The buyer will pay £349.00 including VAT for this pack which you must view before bidding. The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.50% of the purchase price including VAT, subject to a minimum of £6,600.00 including VAT. This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax. Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £450.00. These services are optional.

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.