Lawns Hall Cottage, Lawns Hall Close, Adel/Lawnswood border, West Yorkshire

AMENITIES:

Very conveniently located and ideally placed for comfortable daily commuting, by car, to the commercial centres of Leeds and Bradford and also the former spa towns of Harrogate and Ilkley and within very easy reach of open countryside and local golf courses (only a few minutes drive). There are public transport facilities to Leeds, via Headingley and the university, on the nearby Otley Road and bus services in the other direction to the historic active market town of Otley and the former spa town of Ilkley. There is a Co-op within relatively easy walking distance and Holt Park Centre (a short drive) includes an Asda supermarket and also "Holt Park Active" sports and leisure centre with swimming pool and an adjacent library.

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There are very popular primary schools in Adel and Secondary Schools including Ralph Thoresby Secondary School at Holt Park and Lawnswood in West Park. The property is also less than 10 minutes drive from the famous Golden Acre Park (also on a bus route from near the property) and about 15 minutes drive from Leeds Bradford Airport.

DIRECTIONS:

FROM THE TRAFFIC LIGHTS IN THE CENTRE OF ADEL on the main Otley Road (A660) proceed forward in the direction of Leeds for about one third of a mile and a short distance beyond the junction of New Adel Lane and St Helens Lane and JUST BEYOND the Esso service station, turn left into Lawns Hall Close, when the approach to Lawns Hall Cottage is then virtually immediately on the right.

ACCOMMODATION:

The property, which, has GAS CENTRAL HEATING, also has THE ADVANTAGE OF DOUBLE GLAZED SEALED UNIT WINDOWS and SEVERAL of which are in UPVC FRAMES in a character wood grain effect to the exterior to TASTEFULLY COMPLEMENT THE HARDWOOD FRAMES, and as described below and the GENEROUS, WELL PRESENTED and WELL LIT ACCOMMODATION with INDIVIDUALITY IN THE LAYOUT and ALL ON ONE LEVEL briefly comprises:

LIGHT RECEPTION HALL

Which is VIRTUALLY A SMALL ROOM IN ITSELF with vaulted style "beamed" ceiling, immediately creating interest and character on entering and with exposed complementing timberwork above the front door. Central heating radiator with decorative fretwork cover and an arch shaped aperture leading to a.....

FURTHER CONNECTING HALLWAY

Which has a deep recessed pine fronted cloaks hanging cupboard and adjacent shelved storage cupboard and with further cupboard space above.

FULLY TILED GUEST CLOAKROOM

With coloured fittings comprising pedestal wash basin and low suite WC. Double glazed sealed unit window in hardwood frame and a central heating radiator with decorative fretwork cover and which has a tiled toiletries ledge above.

ELEGANT WELL LIT SITTING ROOM

Approached via a tall pine door - set in a BEAUTIFUL CRAFTSMAN MADE PINE ARCH ENTRANCE exuding grandeur and providing a very impressive and welcoming approach to this room. There is a wide and tall double glazed sealed unit window in hardwood frame incorporating a large central "picture" panel FRAMING part of the PRIVATE FRONT GARDEN OUTLOOK and with no other property in sight! There are also two "porthole" style windows on the opposite wall providing some valuable additional natural light and further interest to the room and a real flame log effect gas stove on slate hearth with oak mantel above and a most attractive feature and very much the focal point of the room. Decorative plaster moulded style cornice to the ceiling, enhancing the elegance and style, and a central heating radiator.

LIVING-DINING ROOM

Also with ornate plaster moulded style cornice to the ceiling and double glazed sealed unit window in hardwood frame with deep display sill and central heating radiator beneath and from where there is a DELIGHTFUL, WESTERLY-FACING OUTLOOK TOWARDS ESTABLISHED TREES and NO OTHER PROPERTIES IN SIGHT!

WELL PLANNED FITTED KITCHEN

In A VERY APPEALING TRADITIONAL STYLE with A GENEROUS RANGE of wall units and matching base units with ceramic tiled working surfaces with concealed lighting above and incorporating a one and a half bowl stainless steel inset sink with chrome dual flow tap and single side drainer beneath the wide double glazed sealed unit window in hardwood frame and from where there is THE BENEFIT and PLEASURE of an outlook over THE MAJORITY OF THE DELIGHTFUL GARDENS and TOWARDS ESTABLISHED TREES BEYOND.

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Tall, almost floor to ceiling shelved storage cupboards with adjacent broom/vacuum cleaner storage cupboard, space for an upright fridge/freezer and a glass fronted leaded china/display cabinet. Laminate "oak panelled" style floor, central heating radiator, down-lights to the ceiling, for added effect, service for gas cooker and tiled splashbacks matching the working surfaces. Deep boiler store place housing the wall mounted Vaillant central heating boiler and approached via double doors for ease of access. A GLASS PANELLED DOOR provides DIRECT ACCESS from the kitchen to.....

AN ENCLOSED PORCH/BOOT ROOM

From where there is a glass panelled hardwood outer door, cloaks hanging rail and bench style seat with some useful concealed storage space plus a very deep recessed shelved storage cupboard with an electric light.

RAMSAY ALUMINIUM LOFT LADDER

From the kitchen (previously described) leads to.....

A LOFT AREA

Offering potential for "HOBBIES-DEN" or just providing EXCELLENT STORAGE SPACE with strip lights plus pendant lights and a small amount of natural light and with double power point.

VERY LIGHT INNER HALLWAY

By virtue of two matching roof lights affording excellent natural light and with a central heating radiator and character dark stained panelled style doors to the rooms as follows:

LAUNDRY-UTILITY ROOM

With two matching wall units both with twin doors on a soft-closing mechanism and a twin bowl stainless steel sink with dual flow tap adjacent to the double glazed sealed unit window in UPVC frame with deep window sill. Long working surface with two thick wooden shelves above and below the working surface there is plumbing for an automatic washing machine, separate plumbing for an automatic dishwasher and space for a condenser dryer. Central heating radiator with clothes airing creel above.

THE VERY IMPRESSIVE MAIN SUITE comprises;...

BEDROOM ONE

With AN EXTENSIVE RANGE OF DEEP BESPOKE FITTED "LIMED OAK" FRONTED WARDROBES with cupboard space above and consequently VIRTUALLY ONLY THE BED IS REQUIRED TO COMPLETE THE ROOM! Matching UPVC double glazed sealed unit windows to the SOUTHERLY-FACING rear elevation and each window has a central heating radiator beneath.

LUXURY EN-SUITE BATHROOM OF EXCELLENT SIZE

With half tiled walls in a marble style and complementing marble style tiled floor in an attractive split-level arrangement. The white suite comprises "free-standing" period style double ended bath with "ball" and "claw" feet and mirror tiles above, for added effect, pedestal wash basin with mirror fronted toiletries cabinet above and with a wall light on both sides and low suite WC with concealed cistern and dual flush. WALK-IN SHOWER with full height ceramic tiling plus a wide glass shower screen and with a fixed tropical rainforest shower head plus a hand held shower. Contemporary style central heating radiator and UPVC double glazed sealed unit window with patterned glass for privacy.

BEDROOM TWO

Also with A GENEROUS RANGE OF DEEP FITTED WARDROBES to one entire wall, with mahogany style doors and once again VIRTUALLY ONLY THE BED IS REQUIRED TO COMPLETE THE ROOM. Two matching UPVC double glazed sealed unit windows to the rear elevation which benefit from a SOUTHERLY-FACING ASPECT for some natural warmth and each with a central heating radiator beneath.

BEDROOM THREE

Which is a THIRD DOUBLE BEDROOOM with DEEP FITTED WARDROBES either side of a deep recess which offers potential space for a dressing table unit or chest of drawers and with cupboard space above. Fitted unit which incorporates cupboards and drawers with long vanity top which could, presumably, be removed to create additional space, if this room is used as a double bedroom. Central heating radiator beneath the UPVC double glazed sealed unit window to the side elevation and with cornice to the ceiling.

SMART FULLY TILED FAMILY BATHROOM

In a slate style tile and with complementing slate style tiled floor and with modern white suite which provides an attractive contrast with the dark tiles and comprises; double ended bath with central chrome dual flow tap and fitted tropical rainforest shower head above plus a hand held shower and adjacent glass shower screen, oval shaped wash hand basin in marble type surround and with matching upstand and chrome dual flow tap with "waterfall" flow and illuminated mirror above plus a toiletries storage cabinet with twin soft closing doors and THIRD LOW SUITE WC with concealed cistern and dual flush and wide granite ledge above. Wall mounted vertical central heating radiator, UPVC double glazed sealed unit window with patterned glass for privacy plus a roof light providing additional natural light as well as down-lights to the ceiling for added effect.

OUTSIDE

THE DELIGHTFUL, EXTENSIVE, PRIVATE MAINLY LAWNED GARDENS which are ideal for family recreational activities, ie, bat 'n' ball games and also for outdoor hospitality and entertaining, benefit from southerly and westerly-facing aspects at different times of the day. There is a lovely band of very mature trees down one side BEYOND the garden which provide A VERY PLEASANT "BACKDROP".

VERY WELL STOCKED SHRUBBERY BED TO THE REAR with an interesting variety of mature shrubbery bordered with a mixed hedge of beech and privet.

TWIN DECORATIVE WROUGHT IRON GATES

Provide access to....

A LONG CRAZY PAVED YORKSHIRE STONE DRIVEWAY

In a "sweeping" style and which provides EXCELLENT SPACE FOR CARS TO STAND IN TANDEM and there is a turning area/additional standing area adjacent to the garage.

WIDE INTEGRAL DOUBLE GARAGE

For two cars (side by side) with electrically operated, remote controlled roller shutter door plus a separate hardwood glass panelled door to a HOBBIES WORKSHOP AREA which is OPEN PLAN WITH THE GARAGE.

PLEASE NOTE:

The extent of the property and its boundaries are subject to verification by an inspection of the deeds.

VIEWING ARRANGEMENTS:

Strictly by appointment through Walker Smale's North Leeds property showroom in West Park, telephone 0113-2785812 (please SELECT OPTION 1).

** INTERESTED PARTIES may wish to have a 360° VIRTUAL TOUR of this VERY INDIVIDUAL HOME OF IMPRESSIVE SIZE and are able to facilitate this by REFERRING TO OUR VIDEO LINK, after which time you are MOST WELCOME TO ARRANGE A VIEWING IN PERSON.

THE FLOOR PLAN is intended ONLY TO PROVIDE AN ILLUSTRATION OF THE LAYOUT and please also note all room dimensions are ONLY APPROXIMATE.