Apperley Lane, Rawdon, Leeds, West Yorkshire, LS19

Beautifully presented and full of character, this charming stone-built home offers stylish and deceptively spacious accommodation arranged over multiple levels. Rich in original features including exposed stone walls, a striking log burner and exposed ceiling beams, the property seamlessly blends period charm with modern comforts. The spacious lounge flows into a versatile dining/family area and a recently refurbished dining kitchen, whilst upstairs boasts two generous double bedrooms, a contemporary shower room and a useful walk-in wardrobe adjoining the principal bedroom. Further enhancing the versatility of the home is a substantial cellar of approximately 12 sq m, together with a full-length boarded and clad loft room with Velux window, providing valuable additional space for storage, hobbies, home working or other uses, subject to any necessary consents. Outside, the enclosed rear courtyard garden has been thoughtfully landscaped for low-maintenance outdoor living, creating the perfect place to relax and entertain.

LOCATION
Rawdon is a much sought after, extremely pleasant residential Village, conveniently situated just off New Road Side (A65). Commuting is straight forward; both the A65 and the Ring Road (A6120) are on hand providing major links to the motorway networks and the centres of Leeds and Bradford. There is a choice of two train stations at Horsforth or Apperley Bridge being just a few minutes’ drive away and offering services to Leeds, York and Harrogate. For the more travelled commuter, Leeds & Bradford Airport is also close by. There are many facilities on offer in the 'village' including local shops, a tearoom, public house and take-away, along with excellent local schools as well as the renowned private schools of Woodhouse Grove and Bronte House. This area is perfect for purchasers wanting to live in a popular situation with every convenience close by. Rawdon Billing a popular landmark is within a short walk and here you will find a lake and beautiful scenery with lots of space to enjoy a good walk with views of Rawdon from the top. Micklefield Park and Rawdon Golf and Lawn Tennis Club are both a short walk away. Close to hand are also the villages of Yeadon, Horsforth and Guiseley.

GROUND FLOOR
Entered via a welcoming vestibule with space for coats and shoes, the ground floor opens into a beautifully preserved and characterful lounge featuring exposed stone walls, a feature log burner and exposed ceiling beams, all complemented by rich cottage charm throughout. Opening from the lounge is a versatile dining/family area with useful utility space and French doors leading directly onto the landscaped rear courtyard, creating an ideal environment for both everyday living and entertaining. The recently refurbished dining kitchen is fitted with attractive white cottage-style units, oak worktops, integrated oven, hob and dishwasher, a Belfast sink with mixer tap and oak herringbone flooring, combining practicality with timeless appeal. Overall, the ground floor offers a warm and welcoming family environment that has been exceptionally well maintained. The property also benefits from a substantial cellar of approximately 12 sq m, providing excellent additional space beyond the main accommodation. Currently utilised for storage, this highly versatile area offers exciting potential for a variety of uses including a home office, gym, hobby room, workshop, playroom, cinema room or games room, subject to any necessary consents. With increasing demand for flexible living arrangements and work-from-home space, the cellar represents a valuable addition to the property and further enhances the overall practicality of the home.

FIRST FLOOR
The first floor comprises two generous double bedrooms positioned from front to rear, creating an excellent sense of space throughout. The principal bedroom is particularly impressive, offering ample room for a super king-size bed alongside wardrobes and additional furniture, together with a useful adjoining walk-in wardrobe which offers excellent storage and potential for alternative uses, subject to any necessary consents. The modern three-piece shower room has been stylishly finished with a corner enclosure, freestanding walnut vanity unit and WC, all complemented by crisp white metro brick tiling with contrasting black detailing. From the landing, a drop-down ladder provides access to a full-length boarded and clad loft room with Velux window, creating a highly useful additional space ideal for storage, hobbies, home working or occasional use.

OUTSIDE
Externally, the property stands proudly with a traditional stone-built façade and a charming enclosed front courtyard with on-street parking nearby. To the rear is a beautifully enclosed courtyard garden featuring decking, stone flagging and raised stone-bordered planting areas, all designed for low-maintenance enjoyment. The outdoor space offers an ideal setting for sitting out, entertaining or simply relaxing in privacy.

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.