Tinshill Lane, Leeds, West Yorkshire, LS16

A beautifully presented and spacious family home set over three floors, offering modern décor throughout and thoughtfully designed living spaces. This impressive property features a stylish living kitchen diner with central island, underfloor heating to the ground floor, and a versatile layout with four bedrooms including a stunning top-floor principal suite. With generous outdoor space, off-street parking, and a low-maintenance rear garden, this home is perfectly suited for modern family living and entertaining.

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
The property is entered via a welcoming entrance hallway, finished in a neutral décor and benefiting from underfloor heating, creating a warm and inviting first impression. The lounge is a fantastic size, enhanced by a modern finish and a striking feature bay window that fills the room with natural light. To the rear, the heart of the home is the spacious living kitchen diner, ideal for both everyday living and social occasions. This contemporary space boasts sleek work surfaces, an integrated double oven, four-point gas hob with extractor, integrated microwave, and a central island. Modern tiled flooring and underfloor heating complete this stylish and functional area.

FIRST FLOOR
The first floor landing continues the neutral décor theme and provides access to three well-proportioned bedrooms. There are two generous double bedrooms, both offering comfortable living space, with one enjoying a pleasant rear outlook. The third bedroom is a smaller single room, perfectly suited as a nursery, dressing room, or home office. The house bathroom is an excellent size and fitted with a modern three-piece suite, including a bath with shower over, WC, and pedestal wash basin. This space is finished with contemporary tiling and a heated chrome towel rail.

SECOND FLOOR
The top floor hosts an impressive principal bedroom suite, accessed via a small landing. This spacious double bedroom features modern décor, Velux windows, and French doors opening onto a Juliet balcony, creating a bright and airy retreat. The room benefits from its own en-suite facilities, comprising a shower cubicle, WC, and pedestal wash basin, complemented by modern tiling to half height.

OUTSIDE
Externally, the property offers excellent outdoor space to both the front and side, with a fully enclosed garden providing privacy and security. There is off-street parking for two to three vehicles, accessed via gated entry. The rear garden is designed for low maintenance with a pebbled finish and includes a useful storage area with a covered verandah, ideal for a hot tub, seating area, or children’s play space.

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.