Broadgate Lane, Horsforth, Leeds, West Yorkshire, LS18

An impressive and deceptively spacious family home set over three floors, offering versatile living accommodation, four generous double bedrooms and modern interiors throughout. This beautifully presented property features a stunning open-plan dining kitchen, multiple reception areas and contemporary bath/shower rooms. Recent improvements by the current owners include new carpets to the stairs and landing, fitted wardrobes to the principal bedroom and bespoke fitted units to the lounge. Externally, the property benefits from ample parking, a large enclosed garden and an EV charging point, making it perfectly suited to modern family living. Additionally, the property offers exciting future potential with full planning permission already granted for significant extensions and alterations.

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.

PLANNING PERMISSION
The property further benefits from full planning permission (Ref: 25/01353/FU) for a comprehensive scheme of improvements, including a dormer window to the rear roof slope, rooflight to the front, single storey side and rear extension, conversion of the garage into habitable accommodation with a bay window, and extension of the front canopy. This presents an exciting opportunity for buyers to significantly enhance and tailor the home to their requirements.

GROUND FLOOR
The ground floor welcomes you via a composite entrance door into a spacious and inviting hallway, finished in a neutral décor with a traditional spindle staircase rising to the first floor. The lounge is a generous size with a bay-fronted window allowing plenty of natural light. This space is enhanced by recently installed fitted units, creating both a stylish and practical living space. To the rear, the heart of the home is the impressive open-plan dining kitchen, a generous and sociable area featuring a modern Shaker-style kitchen with integrated appliances and ample dining space. This flows seamlessly into the family living area, where a recently installed feature log burning stove provides a striking focal point and a cosy atmosphere. A side vestibule offers additional access, and access to the well-appointed shower room. The property also benefits from smart Hive heating, providing modern and convenient control of the home's temperature.

FIRST FLOOR
The first floor landing leads to three well-proportioned double bedrooms and the house bathroom. The principal bedroom is positioned at the front of the property and now benefits from fitted wardrobes, adding both convenience and storage. Bedroom two overlooks the rear garden, while bedroom three is another spacious double with a front-facing aspect. A modern house bathroom serves this floor, complemented by a separate ensuite shower room to the principal bedroom, both finished in contemporary styles. The landing and staircase have been recently updated with new carpets, enhancing the overall presentation.

SECOND FLOOR
The second floor hosts a superb fourth doule bedroom, a generous, retreat located at the top of the house. This room enjoys a quiet position with a Velux window allowing natural light to flood the space, making it ideal as a guest room, main bedroom or home office.

OUTSIDE
Externally, the property boasts a large forecourt providing extensive off-street parking along with the added benefit of an EV charging point. To the rear, there is a fantastic enclosed family garden, mainly laid to lawn and of an impressive size, perfect for children, entertaining and outdoor dining. The garden also includes a low-maintenance section and a useful garden shed, with recently updated fenced boundaries providing privacy and security.

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.