Tinshill Road, Cookridge/Horsforth border, West Yorkshire

DIRECTIONS:

FROM THE MINI ROUNDABOUT AT THE JUNCTION OF OTLEY OLD ROAD/COOKRIDGE LANE and HOLT LANE (see the Church on the opposite corner) turn into Tinshill Road and proceed forward for approximately three quarters of a mile, when the property is on the right a short distance before reaching the junction with Wood Hill Road.

ACCOMMODATION:

The property, which, has GAS CENTRAL HEATING also has THE ADVANTAGE OF UPVC DOUBLE GLAZED SEALED UNIT WINDOWS and the BEAUTIFULLY PRESENTED ACCOMMODATION which is VERY TASTEFULLY DECORATED and APPOINTED, briefly comprises:

GROUND FLOOR

SHALLOW CANOPY

Provides covered access to the.....

MODERN COMPOSITE PANELLED STYLE FRONT DOOR

Leading to the......

"L" SHAPED RECEPTION HALL OF GOOD SIZE

With feature ceramic tiled floor creating a very appealing appearance on entering the property and with the original exposed pine doors enhancing the charm and character. Traditional style central heating radiator with display ledge above and useful deep low-level under stairs storage cupboard.

SMART SHOWER ROOM/GUEST CLOAKROOM

With tiled floor which benefits from UNDERFLOOR HEATING. Full width tiled shower cubicle with glass shower screen to almost full height and GROHE shower and the white fittings comprise low suite WC with dual flush beneath the window and wash hand basin with chrome dual flow "waterfall" tap and two deep toiletries storage drawers beneath on a soft closing mechanism. The ceramic splash tiling and the tiles in the shower tastefully match the floor tiles, creating an attractive overall appearance. Chrome ladder towel radiator and an extractor fan.

LOUNGE

With wide square bay window to the front elevation and which is WELL SCREENED from the road and has fitted adjustable blinds to each separate window panel and central heating radiator beneath. Laminate "aged oak" panelled style floor complementing the original exposed characterful pine door from the hall and display alcove with decorative tiled style hearth and oak display mantle above, adding interest to the room.

SEPARATE FORMAL DINING ROOM (if required) or SITTING ROOM/FAMILY RELAXATION ROOM

With laminate "coloured oak" effect panelled style floor, corniced ceiling and beautiful period cast iron fireplace (not original to the property and for decorative purposes only). Tall French style doors with fitted integral horizontal blinds, providing access to the rear garden via a flight of steps.

SUPERB OPEN PLAN LIVING-DINING KITCHEN

Ideal for relaxed family living and also for entertaining and which is WELL PLANNED and TASTEFULLY FITTED (2021) and has laminate "washed oak" effect panelled style floor. The GENEROUS RANGE of high gloss fronted base units include a unit of wide drawers and have long quartz working surfaces above plus upstands and incorporating a coloured inset sink with dual flow tap and single side drainer carved into the adjacent quartz working surface and beneath the wide window with "picture" panel FRAMING THE VERY PLEASANT REAR GARDEN OUTLOOK plus A LOVELY VIEW TOWARDS COUNTRYSIDE. Wall units on opposite walls and a sliding pull-out shelved larder unit to maximise the storage space.

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INTEGRATED FRIDGE and FREEZER and INTEGRATED HOTPOINT AUTOMATIC DISHWASHER and plumbing for a washing machine. BOSCH four-burner gas hob with contemporary style three-speed ducted cooker hood and light above and white ceramic splash tiling and BOSCH electric fan assisted oven with BOSCH fan assisted combination oven/microwave above and further deep cupboard space above and below and the one above is on a rising hinge mechanism for ease of access. There is a second window with patterned glass, in the living-dining area providing some additional natural light, vertical central heating radiator and boiler room housing both the LOGIC condensing central heating boiler and the pressurised hot water tank and there is also some clothes airing space and an electric light.

THE ATTRACTIVE OPEN SPINDLED BALUSTRADED STAIRCASE

Provides access from the reception hall to the.....

FIRST FLOOR

MAIN LANDING

From where there are the lovely original exposed characterful pine doors to three of the bedrooms and also to the family bathroom.

BEDROOM ONE

With wide "picture" panelled window, to the rear elevation, from where there is the benefit and pleasure of A LOVELY PANORAMIC DISTANT VIEW plus a wide expanse of skyline and NO OTHER PROPERTIES' WINDOWS IMMEDIATELY FACING. Central heating radiator beneath the window.

BEDROOM TWO

Which our client is currently using as a HOME OFFICE (for two people)/"SNUG" and with a wide "picture" panelled window to the front elevation with fitted integral horizontal blinds and central heating radiator beneath concealed behind a decorative fretwork cover. Laminate "washed oak" effect panelled style floor.

BEDROOM THREE OF VERY GOOD SIZE (by virtue of the extension to the side elevation)

With window to the front elevation and central heating radiator beneath.

BEDROOM FOUR

Approached from the SECOND SMALLER LANDING which incorporates SOME USEFUL OPEN PLAN STORAGE SPACE. This bedroom has a wide window to the rear incorporating a "picture" panel to take advantage of the PANORAMIC DISTANT VIEW TOWARDS FIELDS and ESTABLISHED WOODLAND. Central heating radiator.

FAMILY BATHROOM OF GOOD SIZE

With white suite comprising bath with tiled panel, chrome dual flow "waterfall" tap and GROHE shower above with glass shower screen and full height tiling to the adjacent walls, wash hand basin also with chrome dual flow "waterfall" tap and two toiletries drawers beneath on a soft closing mechanism and low suite WC with dual flush. Towel storage recess, chrome ladder towel radiator, extractor fan and down-lights to the ceiling for added effect.

CONCEALED STAIRCASE

Leads to the.....

SECOND FLOOR:

** BEDROOM FIVE

Which is a "STUDIO" STYLE ROOM and would be ideal for a teenager within the family to have their own separate private space or could be the main suite (if preferred) or GUEST SUITE. The wide dormer window is an ideal vantage point to enjoy the SUPERB PANORAMIC DISTANT VIEWS and has a central heating radiator beneath. There is also a Velux window with fitted blackout blind, some useful eaves storage space and LED down-lights to the ceiling on dimmer switch for added effect.

EN-SUITE TILED SHOWER ROOM

Approached via a sliding door which provides maximum clear floor space and has a curtained shower stall, wash hand basin with toiletries storage cabinet beneath and THIRD LOW SUITE WC with concealed cistern and dual flush plus an extractor fan above.

** IMPORTANT NOTE: We are informed by our client the loft conversion REQUIRES A HAND RAIL TO THE STAIRS and FIRE DOORS THROUGHOUT THE PROPERTY and AN ELECTRICAL CERTIFICATE in order for a Building Regulations Certificate to be issued.

OUTSIDE

FRONT:

Twin decorative wrought iron gates lead to a VERY WIDE FLIGHT OF STEPS providing access to the front door.
There is also a neat lawn with well stocked borders which have an interesting variety of mature shrubbery and some of which provides EXCELLENT PRIVACY to the lounge window. A wide path to the side of the property provides access to the rear.

REAR:

THE VERY PLEASANT PRIVATE GARDEN further enhances this lovely home and enjoys a westerly-facing aspect and comprises full width paved patio in a light coloured slate style for garden relaxation furniture and barbecue equipment and beyond which is a gently sloping lawn with plants and shrubbery including a very mature camelia bush.

HERRINGBONE STYLE BLOCK PAVED DRIVEWAY

With ACCESS FROM WOOD HILL ROAD and offering POTENTIAL SPACE FOR TWO CARS TO STAND (side by side) and this is screened from the garden by a section of fencing with climbing plants.

GARDEN SHED

And some USEFUL INTEGRAL STORAGE SPACE under parts of the property. Electric vehicle charging point.

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 EXPERIENCE of this VERY IMPRESSIVE FAMILY HOME of EXCELLENT SIZE with MANY FEATURES 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.

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THE FLOOR PLAN is intended ONLY TO PROVIDE AN ILLUSTRATION OF THE LAYOUT and please also note ALL ROOM DIMENSIONS ARE ONLY APPROXIMATE.