Cragg Hill, Leeds, West Yorkshire, LS18

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A characterful 19th century stone built cottage, that provides larger than expected three bedroom living space. Peacefully located in the Cragg Hill conservation area, this delightful home is set within pleasant, easily managed gardens that face south west to the rear. Within walking distance of local amenities, as well as beautiful walks through nearby Cragg Wood. An early viewing is advised.

AVAILABLE WITH NO ONWARD CHAIN

FLOORSPACE: 1142 SQ FT INCLUDING 107 SQ FT CELLAR

Introduction
A charming stone built Georgian cottage, that's been skilfully extended to provide generous three bedroom accommodation of great character. Set within sunny and easily managed south west facing gardens, Cragg Hill also benefits from secure gated driveway parking. In brief, the property comprises; entrance porch, hall, large sitting room with a stone fireplace, a further reception room ideal for use as a dining room, family room or study. Extended breakfast kitchen to the rear with doors to the garden. Useful utility cellar. To the attractive first floor there's a generous split level landing, three bedrooms and spacious bathroom.

Horsforth is an ever popular residential location, adjoining open countryside on the north western edge of the city. Excellent schools are nearby, as is a wide range of local amenities including Horsforth Golf Course, independent shops, cafes and restaurants. Leeds centre (6 miles) is easily accessible either by bus, car or the regular train service (approx. 25 minutes).

Accommodation
With PVCu double glazing, gas fired central heating.

To the ground floor: Entrance porch
Hardwood part panelled, part glazed front entrance door, with leaded windows to the side. Ceramic tiled flooring, wall light point. Original part glazed door to:

Hall
Staircase to the first floor, ceiling light and ceramic tiled floor.

Family/dining room or study 12 ft 8 x 11 ft 6
Bay window to the front. Ceiling light, coving and picture rail. Ceramic tiled floor and dado rail. Coal effect gas fire set within an attractive cast iron fireplace with a tiled hearth.

Generous and characterful sitting room 14 ft 4 x 12 ft
Having exposed stone to one wall, Windows to the front and rear. Ceiling light, coving and picture rail. Stone fireplace with a multifuel burning stove set within.

Spacious breakfast kitchen 15 ft 5 x 13 ft maximum
Kitchen area
Window to the side. Fitted with a comprehensive range of base and wall cupboards, with laminate work surfaces and part tiled walls. Integrated appliances include; gas hob with extractor over and double oven beneath, undercounter fridge. 1 ½ bowl stainless steel sink unit with a mixer tap. Ceramic tiled floor, ceiling light. Door to the cellar.

Breakfast area
Bow window to the rear, French doors leading to the paved patio and 'sun trap' rear garden. Ceramic tiled floor, ceiling light.

To the cellar: Utility
Window, ceramic tiled floor, gas central heating radiator. Plumbing for a washing machine, space for a freezer and/or dryer. Leading to:

Small room with a ceramic sink and tiled floor.

To the first floor: Split level landing
Ceiling light. Rooflight to the rear. Charming stained glass internal window.

Bedroom 1 12 ft 8 x 12 ft 1 maximum
A generous double bedroom with a window to the front, affording a pleasant outlook. Stripped and stained floorboards, wall light point and picture rail. Victorian cast iron fireplace with a tiled hearth.

Bedroom 2 14 ft 10 x 8 ft
A further double bedroom with a window to the front. Grey wood effect flooring, ceiling light and recessed ceiling spotlight. Wall mounted bedside reading lights.

Bedroom 3 8 ft maximum x 7 ft 5
Window to the rear, ceiling light and recently installed wall mounted Ideal combination boiler.

Large bathroom 8 ft 9 x 7 ft 2
Corner bath with shower over, hand held attachment and curved screen to the side. Traditional wc, pedestal wash basin. Part tiled walls, recessed ceiling spotlights and obscured window to the rear.

Outside
Cragg Hill enjoys a sought after and historic Horsforth location, and is set within pleasant, easily maintained gardens. Being south west facing to the rear, they enjoy sun for much of the day. To the front of the property is a low maintenance gravelled garden. To the rear is a sunny paved patio leading from the breakfast kitchen, leading in turn to the easily managed lawn, with established shrub borders. Timber boundary fencing. Paved driveway with secure, full height entrance gates. Stone boundary wall.

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

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.