Warrels Court, Bramley, Leeds, West Yorkshire

DIRECTIONS:

FROM AMEN CORNER IN KIRKSTALL proceed on Broad Lane for approximately two-thirds of a mile and turn left into Waterloo Lane (opposite St Catherine's Mill). Continue forward through the traffic lights, passing Bramley shopping centre on the left, for a further half mile, when the PEDESTRIAN APPROACH to Warrels Court is then on the right IMMEDIATELY BEYOND THE CEMETARY and JUST BEFORE REACHING the junction with Bath Lane and Hough Lane.

ACCOMMODATION:

The property, which, has GAS CENTRAL HEATING, also has THE ADVANTAGE OF UPVC DOUBLE GLAZED SEALED UNIT WINDOWS with decorative "Georgian" style bars inset, adding interest and character, and the WELL PLANNED, WELL PRESENTED and WELL LIT ACCOMMODATION with BRAND NEW FITTED CARPETS briefly comprises:

GROUND FLOOR

PAINTED HARDWOOD FRONT DOOR

With nine colourful leaded glass panes to half height, providing access to the.....

LOUNGE AND DINING AREA

With very wide UPVC double glazed sealed unit window, to the front elevation, which is WELL SCREENED from the road. Fire surround with marble style interior and matching hearth and which is an attractive feature and the focal point of the room, decorative dado rail, enhancing the elegance and style, central heating radiator and a white panelled style door providing DIRECT ACCESS TO/FROM the......

BREAKFAST-SNACK KITCHEN

With terracotta style tiled floor complementing some of the colours in the ceramic tiling to the walls in the working area of the kitchen - which is WELL PLANNED and TASTEFULLY FITTED with A GENEROUS RANGE of "light wood" style fronted wall units and matching base units with working surfaces incorporating a modern single drainer stainless steel inset sink with chrome dual flow tap. Fitted four-burner gas hob with LAMONA electric fan-assisted oven and fan and light concealed in a canopy above. Integrated Hoover AUTOMATIC DISHWASHER plus plumbing and space for an automatic washing machine. The wall mounted LOGIC+ HEAT12 condensing central heating boiler is concealed from view with storage cupboard space beneath.

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Four spotlights on track to the ceiling and painted hardwood rear outer door with nine colourful leaded glass panes matching the front door and with adjacent wide UPVC double glazed sealed unit window OVERLOOKING THE PRIVATE REAR GARDEN and with the advantage of NO OTHER PROPERTIES' WINDOWS FACING. Ample space for breakfast-snack table and chairs with adjacent central heating radiator, USEFUL DEEP UNDER STAIRS CLOAKS HANGING/STORAGE CUPBOARD for vacuum cleaner and ironing board, etc, and also providing some useful overflow space from the kitchen, and with electric light.

A CONCEALED STAIRCASE

With hand rail, is approached via a door from the lounge/dining area and provides access to the.....

FIRST FLOOR

LANDING

With the LOFT HATCH and matching white panelled style doors to the bedrooms and the bathroom.

BEDROOM ONE

With corniced ceiling and central heating radiator beneath the wide UPVC double glazed sealed unit front window with the advantage of NO OTHER PROPERTIES' WINDOWS IMMEDIATELY DIRECTLY FACING. There is also AN OUTLOOK UP TO THE TREE CANOPY and GLIMPSES OF A DISTANT VIEW between trees which will be more greatly appreciated in the winter months! The window has a useful tilting and inwardly-opening facility and there are two matching wall lights, for atmospheric lighting.

BEDROOM TWO

Which is A VERY WELL LIT ROOM by virtue of the generous wide UPVC double glazed sealed unit window, to the rear elevation, matching the window in bedroom one and also with a tilting and inwardly-opening facility and once again with the advantage of NO OTHER PROPERTIES' WINDOWS FACING. Corniced ceiling plus picture rail and central heating radiator beneath the window - from where there is A VERY PLEASANT OPEN OUTLOOK TOWARDS ESTABLISHED TREES plus a LOVELY WIDE EXPANSE OF SKYLINE. DEEP RECESSED CHILD'S WARDROBE - across the staircase with hanging rail and slatted linen shelf above.

HALF TILED BATHROOM

With attractive mosaic style border and the white fittings comprise panelled bath with TRITON shower unit above and appropriate full-height ceramic tiling to the adjacent walls plus a shower curtain, low suite WC with dual flush and pedestal wash basin with chrome dual flow tap and large mirror fronted door above, which provides access to the DEEP RECESSED AIRING CUPBOARD housing the hot water cylinder. Slate effect floor covering, chrome ladder towel radiator and an extractor fan to the ceiling.

ALUMINIUM LOFT LADDER

Provides access from the landing to some USEFUL EXTENSIVELY BOARDED STORAGE SPACE with electric light.

OUTSIDE

FRONT:

GARDEN AREA adaptable to individual requirements and with some shrubbery and rose bush, a very established sycamore tree and a tall decorative wrought iron hand gate providing access to a paved footpath leading to the front door of the property.

REAR:

FAIRLY PRIVATE ENCLOSED GARDEN with the advantage of NO OTHER PROPERTIES' WINDOWS FACING and comprising paved patio area, to the immediate rear, for garden relaxation furniture and barbecue equipment and also an area for tubs of shrubs and plant displays. There is also some established shrubbery including a very mature flowering bush providing EXCELLENT WINDOW PRIVACY and also screening the bin store. Tall rear timber hand gate incorporating an external letter box, and OUTSIDE TAP.

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 APPEALING HOME 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.