West Park Road, Leeds, West Yorkshire, LS8

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A bright and spacious six bedroom semi detached Edwardian family home, that provides generously proportioned and flexible living accommodation. Set within pleasant and private gardens, West Park Road enjoys an outstanding North Leeds location within easy walking distance of Roundhay Park. In addition, there's an excellent range of cafes, shops and restaurants on Street Lane, with highly regarded schools also nearby. An early viewing is strongly advised.

FLOORSPACE: 1859 SQ FT INCLUDING 136 SQ FT GARAGE

Introduction
A substantial semi detached Edwardian family home, that provides extensive six bedroom accommodation and enjoys a first rate Roundhay location. Set within pleasant and private lawned gardens, with ample driveway parking and a detached garage, West Park Road briefly comprises; entrance porch, reception hall, downstairs wc, large sitting room and a living and dining kitchen of generous proportions. To the upper floors are six pleasant bedrooms, a family bathroom and further shower room to the second floor.

Occupying an excellent residential location, West Park Road is peacefully positioned close to Roundhay Park. Within a two minute walk of the 700 acre Park and Tropical World, as well as the ever expanding range of independent shops and restaurants on Street Lane. Excellent schools are nearby, and Leeds centre is a short commute by bus or car. The M1 is only 10 minutes away.

Accommodation
With majority PVCu double glazing, gas central heating.

To the ground floor: Entrance porch
Part multipaned hardwood front entrance door, with leaded windows to the front. Quarry tiled floor, wall light point.

Reception hall
An attractive entrance to the property, with a return staircase to the upper floors, with a useful shelved storage cupboard. Fitted bookshelving with a cupboard beneath. Wood effect flooring, ceiling light.

Downstairs wc
Wood effect flooring, wall light point and heated towel radiator. Low suite wc and wash basin with a tiled splashback and cupboard beneath.

Generous sitting room 16 ft 8 x 12 ft 8
A spacious, high ceilinged reception room, with a leaded bay window to the front that overlooks the attractive lawned garden to the front. Cast iron fireplace with tiled slips and spate heart, that houses a coal effect gas fire.

Spacious and flexible dining and living kitchen 22 ft x 19 ft 6 overall
A fantastic space, ideal for family living. Windows to the side and rear, part multipaned hardwood door to the timber deck and garden. Part multipaned hardwood side entrance door. Fitted with a range of base and wall cupboards with laminate work surfaces and part tiled walls. Large breakfast bar. Integrated stainless steel gas hob with extractor over and oven beneath, plumbing for a washing machine and dishwasher, integrated fridge freezer and space for a dryer. 1 ½ bowl stainless steel sink unit with a mixer tap. Wall mounted Viessmann condensing boiler. Three ceiling lights, coving, picture rail and wood effect flooring. Open fire set within an attractive fireplace having a pine surround, tiled slips and slate hearth.

To the first floor: Landing
A generous landing, with a return staircase to the second floor. Obscure glazed staircase window to the side. Ceiling light.

Bedroom 1 13 ft 10 x 13 ft
A pleasant double bedroom, with a wide leaded window to the front. Original fireplace. Ceiling light and coving. Fitted wardrobes with useful overhead cupboards.

Bedroom 2 15 ft x 12 ft 7
A further large double bedroom, with a window overlooking the rear garden. Ceiling light and coving. Fitted wardrobes providing hanging space and shelved storage.

Bedroom 3 10 ft x 8 ft
A third double bedroom, with window to the rear. Ceiling light and fitted wardrobe.

Bedroom 4 8 ft 10 x 7 ft 7
Leaded window to the front. Ceiling light and coving.

Family bathroom
Obscured window to the side. Panelled bath, low suite wc and pedestal wash basin. Walk in shower with Triton electric shower fitting. Ceramic tiled floor, part tiled walls and heated towel radiator. Recessed ceiling spotlights. Airing cupboard housing the hot water cylinder, with useful slatted shelving.

To the second floor: Landing
Obscured staircase window to the side. Recessed ceiling spotlights.

AGENT'S NOTE: With such a large footprint, the loft has comfortably converted into two bedrooms - and that's without a dormer to the rear. However, if a future owner would prefer to configure it as a master suite, then this would be a straightforward, non-structural undertaking.

Bedroom 5 13 ft 6 (extending to 21 ft 8 into an eaves recess) x 8 ft 2
Two Velux rooflights to the front. Recessed ceiling spotlights.

Bedroom 6 16 ft maximum x 8 ft 2
Two Velux rooflights to the rear. Recessed ceiling spotlights.

Shower room
Velux rooflight to the rear. Fully tiled shower cubicle with Mira electric shower. Low suite wc and pedestal wash basin. Part tiled walls, tile effect flooring and heated towel radiator. Recessed ceiling spotlights and extractor.

Outside
West Park Road is set within established gardens, being approached from the front by a gated Tarmac driveway that provides generous parking. Mixed hedging to the front boundaries, level lawn and paved patio. To the rear is a detached garage (17 ft x 8 ft), and private garden. A timber deck leads from the dining kitchen, and leads to the lawn. Hedging and timber fencing to the boundaries.

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

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.

Big enough to impress, small enough to care.