Bretton Way, Smithies, Barnsley, S71 2GG

A TRULY LOVELY HOME … THIS IMPRESSIVE THREE-BEDROOM SEMI-DETACHED PROPERTY OFFERS BEAUTIFULLY PRESENTED ACCOMMODATION THROUGHOUT. FEATURING CONTEMPORARY FIXTURES AND FITTINGS INCLUDING A MODERN KITCHEN DINER, EN SUITE TO BEDROOM ONE, DRIVEWAY PROVIDING OFF-STREET PARKING, AND AN ENCLOSED REAR GARDEN. IDEALLY LOCATED WITH EASY ACCESS TO LOCAL AMENITIES, SCHOOLING AND TRANSPORT LINKS, THIS HOME IS PERFECT FOR FIRST TIME BUYERS OR GROWING FAMILIES SEEKING COMFORT AND CONVENIENCE.

Entrance Hallway
A composite entrance door opens into the welcoming entrance hallway which provides access to the downstairs WC, kitchen diner, lounge and staircase rising to the first floor.

Downstairs WC
Featuring a modern push button WC, vanity wash hand basin with complimentary tiling, a radiator and front facing frosted double glazed window.

Kitchen Diner
The kitchen diner is well-proportioned, featuring contemporary wall and base units with contrasting work surfaces incorporating a sink unit with complimentary tiling to the splash backs and a front facing double glazed window. Integrated appliances include an oven, hob and extractor, dishwasher, fridge freezer and space and plumbing for an automatic washing machine. Offering ample space for a dining table and additional storage, with wood effect flooring throughout.

Lounge.
A spacious principal reception room, perfect for relaxation and entertaining, featuring a radiator, rear facing patio doors providing ample natural light within and access to the rear garden.

First Floor Landing
The landing leads to the three bedrooms and the family bathroom.

Bedroom One
A comfortable double bedroom presented to the rear elevation, featuring a double glazed window, radiator and access to an en suite facility.

En suite
The en suite is fitted with a modern three piece suite comprising of a push button WC, pedestal wash hand basin, walk in shower cubicle, radiator and side facing frosted double glazed window.

Bedroom Two
A further double bedroom presented to the front elevation, featuring a double glazed window and a radiator.

Bedroom Three
A versatile third bedroom, suitable as a child's room, guest room, or home office. Having a rear facing double glazed window and radiator.

House Bathroom
The family bathroom is fitted with a three piece suite comprising of a push button WC, pedestal wash hand basin and a panel bath with shower over and tiling to the surround. There is a glass shower screen, frosted double glazed window and a radiator.

BRIEFLY COMPRISING;

GROUND FLOOR

ENTRANCE
WC
KITCHEN DINER – 8'11" x 15'1" (2.72m x 4.60m)
LOUNGE – 9'8" x 15'5" (2.95m x 4.70m)

FIRST FLOOR

BEDROOM – 10'9" x 8'5" (3.28m x 2.57m)
EN-SUITE
BEDROOM – 8'3" x 10'1" (2.51m x 3.07m)
BEDROOM – 6'6" x 6'7" (1.98m x 2.01m)
BATHROOM

Externally
To the front, the property benefits from a pleasant outlook with low maintenance garden, decorative shrubs and a paved pathway to the front door. To the rear, there is a privately enclosed lawn grass garden and paved patio area, offering outdoor space for leisure and enjoyment. A paved pathway leads to a timber gate giving access to the driveway providing off street parking for two vehicles & an electric vehicle charger point.

If you would like to arrange to view, or have your property appraised please give us a call on our office number

PLEASE NOTE: THESE BROCHURE DETAILS HAVE BEEN APPROVED BY THE SELLER.

TENURE: FREEHOLD

Management company for upkeep of communal areas - Meadfleet Ltd.

Maintenance charge; Approximately £70 (every 6 months) which is around £140 a year in total.

COUNCIL TAX BANDING;
We understand the council tax band to be D. (SOURCE: GOV.CO.UK)

SERVICES
Mains water. Mains gas. Mains electric. Mains drainage. Broadband?

POSTCODE DIRECTIONS
S71 2GG

DISCLAIMER
1.    PROPERTY MISDESCRIPTION ACT 1967 & 1991: We endeavour to make the details and measurements as accurate as possible. However, please take them as indicative only, made as a result of a visual inspection of the property and from information supplied by the vendor. 
2.    MEASUREMENTS are taken with an electronic device. If you are ordering carpets or furniture, we would advise that the details are checked to your personal satisfaction by taking your own measurements upon viewing. 
3.    No services, apparatus, equipment, fixtures or fittings have been tested by Mallinson and Co so we cannot verify that they are in working order or fit for purpose. A Buyer is advised to obtain verification from their own Tradesperson, Surveyor or Solicitor. 
4.    References to the Tenure of a Property are based on information supplied by the Seller. Mallinson & Co has not had sight of the title documents and has not checked the tenure or the boundaries with the Land registry. A Buyer is advised to obtain verification from their own Solicitor. Mallinson and Co accept no responsibility for any errors or omissions.
5.    MONEY LAUNDERING: We may ask for further details regarding proof of your identification and proof of funds after receiving your offer on a property. Please provide these in order to reduce any delay.