Mill Lane, Leeds, West Yorkshire, LS17

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A substantial detached family home that provides significantly extended, and highly flexible, four bedroom, two bathroom living accommodation. Set within a ¼ acre plot close to the heart of Bardsey, the property enjoys almost complete privacy as well as an established, elevated position. The open plan living space opens on to the landscaped gardens to provide outstanding entertaining areas. An early viewing is advised.

FLOORSPACE: 2079 SQ FT INCLUDING 309 SQ FT GARAGE

Introduction
A substantial detached family home, that's been significantly extended and improved to provide spacious and flexible four bedroom, two bathroom accommodation. Mill Lane is set within gardens extending to some ¼ acre, and enjoys almost complete privacy to both the front and rear, benefiting from its elevated position and established boundaries. Approached from the front by electrically operated gates, leading to a stone paved driveway with parking for multiple cars, as well as a large detached double garage and studio. Inside; an attractive reception hall, 22 foot long sitting room and dining area that leads, in turn, to the stunning breakfast kitchen. Also to the ground floor; a useful private study, snug, and downstairs wc/utility. Upstairs there are four pleasant bedrooms including the attractive master suite. Finally, the family bathroom with a Jacuzzi bath. Above the garage, and enjoying its own independent entrance, is the first floor studio/office/gym. Ideal for a variety of uses and enjoying a great outlook over the gardens and countryside beyond. The gardens have been skilfully landscaped to provide sunny entertaining areas, as well as generous lawns.

Bardsey is a sought after and ancient village that's set within attractive countryside, yet is ideally located just 4 ½ miles (10 minutes) from the market town of Wetherby, 8 miles (25 minutes) north of Leeds centre and 3 ½ miles (7 minutes) from the nearest A1 junction. Bardsey itself is home to England's oldest pub; the renowned Bingley Arms, an excellent primary school, cricket club and tennis courts. Regular bus services give access to Leeds, Wetherby and beyond. Nearby is an outstanding range of golf courses, excellent secondary schools, as well as the cafes, bars and restaurants of Wetherby and Boston Spa.

Accommodation
With PVCu double glazing, gas fired central heating, security alarm and Mitsubishi comfort cooling system.

To the ground floor: Spacious reception hall
An attractive entrance to this spacious detached family home, with hardwood front entrance door having a central window. Further windows to the front and side. Two ceiling lights. Staircase to the first floor, with turned balustrade and understairs storage.

Downstairs wc and utility
Herringbone flooring, obscured window to the side. Low suite wc , pedestal wash basin and part tiled walls. Plumbing for a washing machine, space for an undercounter fridge and fitted with base and wall storage cupboards. Ceiling light.

Spacious sitting room and dining area 22 ft 9 x 12 ft 9
A generous reception room, with two windows to the front giving attractive views across the front garden and beyond. Two ceiling lights, four wall light points. Recessed woodburning stove, set upon a stone hearth. Part glazed door to:

Study 11 ft 1 x 6 ft 2
Three windows to the front and side. French doors leading to the side of the property. Recessed ceiling spotlights.

Returning to the sitting room, leading in turn to the:

Stunning open plan breakfast kitchen 19 ft extending to 26 ft x 13 ft
Bifold doors extend across the rear of the property, leading out to stunning stone paved terraces and extensive garden beyond. Three rooflights, French doors to the side entrance. Fitted with a comprehensive range of 'soft close' base and wall cupboards with granite worksurfaces and upstands. Large central island incorporating a breakfast bar, wine fridge and Baumatic induction hob. Integrated eye level double oven, two fridge freezers and dishwasher. 1 ½ bowl sink unit with a mixer tap. Terrazzo flooring with underfloor heating. Recessed ceiling spotlights.

AGENT'S NOTE:
The through sitting room, dining area and open plan breakfast kitchen form a fantastic entertaining and living space, also opening on to the stone paved terrace and garden to the rear.

Snug 14 ft 7 x 9 ft 2
Two windows to the side. Recessed ceiling spotlights.

To the first floor: Landing
Ceiling light, coving. Boiler cupboard housing the Baxi combination boiler. Access to the loft.

Master suite
Double bedroom 12 ft x 10 ft
Solid oak flooring. Ceiling light, coving. French doors lead to the roof terrace, enjoying fantastic garden views, and giving access to the studio over the garage.

Shower room
Obscured window to the rear. Walk in shower enclosure with thermostatic control and rain shower fitting. Wash basin and low suite wc. Travertine tiled floor, fully tiled walls and ceiling light.

Bedroom 2 12 ft 9 x 12 ft 8
Two windows to the front with an attractive outlook across the gardens. Solid oak flooring, ceiling light and coving.

Bedroom 3 11 ft 8 x 7 ft
Windows to the front and side. Two ceiling lights.

Bedroom 4 9 ft 9 x 7 ft
Window to the front. Ceiling light and coving.

Family bathroom
Obscured window to the side. Jacuzzi bath set within a tiled surround. Low suite wc and pedestal wash basin. Fully tiled walls, recessed ceiling spotlights and Brazilian teak flooring.

Outside
Mill Lane is set within a superb plot of some ¼ acre, enjoying an elevated and extremely private position, with attractive pasture adjoining to the rear. The property is approached by means of electrically operated, remote controlled double gates that lead to the extensive stone paved driveway and turning area. The driveway leads to the substantial detached double garage and studio to the rear. To the front is a generous lawn with established shrubs, including mature laurel hedging to the front boundary. Wide stone steps lead to the front entrance, with a pleasant sitting area and oak framed covered entrance porch.
To the rear of the property is an extensive garden, that's been carefully landscaped to provide sunny entertaining areas and a pleasant family garden. The lower terrace leads from the breakfast kitchen, accessed by full width bifold doors. Wide steps lead to the upper paved terrace, with a curved brick retaining wall and low evergreen hedging. Generous level lawn to the upper garden, that adjoins open pasture. Established mixed hedging to the boundaries.

Substantial detached garage and studio

Detached double garage 19 ft 9 x 15 ft 8
Electrically operated roller door, additional pedestrian access to the rear. Electric power and light, recessed ceiling spotlights.

Accessed by its own independent entrance:

First floor studio 20 ft 7 x 8 ft
Ideal for use as a garden office, studio or gym; a light, bright and flexible space. French doors to the entrance, fully glazed gable to the rear, with an attractive outlook across the garden and adjoining countryside. Full height rooflight. Two ceiling lights. Useful eaves storage.

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

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.

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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.