Cliff Lane, Headingley Hill Conservation Area, Leeds, West Yorkshire

AMENITIES:

THE HEADINGLEY HILL CONSERVATION AREA is a much sought after residential suburb to the north-west of Leeds and barely two miles from the city centre. The property is in an extremely convenient location within relatively easy walking distance of the "vibrant" Headingley centre and consequently within very easy reach of the excellent choice of shopping facilities and other amenities including a mix of trendy bars and traditional pubs as well as popular restaurants and many other eating places. Other leisure facilities include both the Headingley cricket and rugby grounds and the property is also ideally situated for easy walking commuting to Leeds, the university and Leeds General Infirmary or if preferred, there are regular bus services only a few minutes walk away.

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The Immediate area in which Cliff Lane is situated is characterised by the predominantly stone properties and many of which are individual in style and appearance and this DELIGHTFUL LITTLE-KNOWN SEMI-"BACKWATER" has attracted professional couples and families (particularly academics involved with the university and also buyers from the medical profession) wishing to enjoy the tranquillity of living in this leafy setting and yet within relatively easy walking distance of Leeds, the university and Leeds General Infirmary. The area has several GINNELS FROM A "BY-GONE" ERA providing shortcuts for pedestrians which are useful for accessing the delightful walks and rambles on Woodhouse Ridge and also in the Meanwood Valley Trail, as well as the extensive open recreational space at Woodhouse Moor. There is also an interesting range of independent shops, cafes and restaurants at Hyde Park Corner.

DIRECTIONS:

FROM THE TRAFFIC LIGHTS IN HEADINGLEY CENTRE - NEAR THE ARNDALE CENTRE (at the junction of North Lane and Otley Road) proceed forward on Otley Road in the direction of Leeds for about a mile and approximately 250 yards BEFORE REACHING THE NEXT MAIN SET OF TRAFFIC LIGHTS turn left into Grosvenor Road, then a short way along right into Grosvenor Mount, when Cliff Lane is then at the far end on the right and this property is then on the right-hand corner.

ACCOMMODATION:

The property, which, has GAS CENTRAL HEATING with several traditional style radiators, also has THE ADVANTAGE OF DOUBLE GLAZED SEALED UNIT TRADITIONAL STYLE SASH WINDOWS in coated timber frames, virtually throughout and as described below, and the BEAUTIFULLY PRESENTED ACCOMMODATION with INDIVIDUALITY IN THE LAYOUT and MUCH CHARM and CHARACTER plus MANY EXCELLENT FEATURES briefly comprises:

GROUND FLOOR

WELL LIT SITTING ROOM

By virtue of matching tall sash windows to the front elevation with exposed pine sills and exposed pine reveals and with the benefit of A LOVELY, SOUTHERLY-FACING OUTLOOK OVER THE GARDEN and no other properties' windows facing! Stripped pine floorboards, enhance the charm and character of this room which also has a very impressive high ceiling and stone fire surround with exposed brick interior and a Morso solid fuel burning stove and a most attractive feature and very much the focal point of the room. Wide recessed display/bookcase units in each alcove and beneath which, on one side, there is a TV cabinet with two doors plus concealed storage space beneath. Two central heating radiators (one beneath each window) and a wide aperture leading directly to the CONNECTING.....

LIVING-DINING ROOM OF INTERESTING SHAPE

With exposed Yorkshire stone flagged floor creating a RUSTIC CHARM and APPEAL to this room. Recessed display and china storage cabinet with sliding, full-height, twin glass doors providing maximum clear floor space and with further recessed storage cupboards above. Two traditional style central heating radiators and one of which is beneath the front sash window which has a deep display sill and concealed lighting above and enjoys THE SAME LOVELY ASPECT as the sitting room.

A WIDE APERTURE

With two shallow steps (creating a split-level concept) lead to the adjoining.....

WELL PLANNED AND VERY TASTEFULLY FITTED KITCHEN

With WINDOWS TO TWO WALLS affording EXCELLENT NATURAL LIGHT and different aspects and outlook and comprising three windows in total and NONE OF WHICH HAVE OTHER PROPERTIES' WINDOWS FACING! There is a GENEROUS RANGE of quality light oak base units with a long black granite working surface and a white ceramic sink with chrome dual flow tap and single side drainer carved in the granite and beneath one of the windows. There is also a separate extending hose tap. Wall units including a glass fronted china cabinet and open display unit with spice storage drawers beneath and the white ceramic splash tiling provides an attractive contrast with the black granite working surfaces - which have concealed spotlights above, for added effect.

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EVERHOT 60 electric traditional cooking range with stainless steel cover and comprising two hotplates with two electric ovens beneath plus a grill and adjacent Miele INDUCTION two-plate hob inset in the granite with Smeg four-speed fan/filter and light in a stainless steel canopy above. Miele microwave/combi oven and Miele "bean to cup" coffee machine and with further deep cupboard space above and a unit of drawers on a soft-closing mechanism. Integrated LIEBHERR, fridge and freezer, integrated NEFF automatic dishwasher, traditional style central heating radiator, feature tiled floor with THE BENEFIT OF ELECTRIC UNDERFLOOR HEATING and down-lights to the ceiling.

A CONCEALED FLIGHT OF STONE STEPS

Provides access from the sitting room down to the.....

BASEMENT

With some natural light from the UPVC double glazed sealed unit window and there are also strip lights and power points and UPVC panelled ceiling. The basement provides A UTILITY ROOM-"HOBBIES DEN" plus VALUABLE EXTENSIVE STORAGE SPACE and has VERY GOOD HEAD HEIGHT!

AN ORIGINAL PINE DOOR

With original handles provides access from the living-dining room to.....

THE INNER HALL

With exposed pine floorboards, traditional style central heating radiator and an etched glass panelled pine door with adjacent smoked glass side screen, to the.....

GUEST CLOAKROOM AND LAUNDRY AREA

With tiled floor and the white fittings comprise wall hung wash hand basin with chrome dual flow tap and low suite WC with concealed cistern and chrome dual flush and tiling behind. LAUNDRY CUPBOARD with plumbing for automatic washing machine and with space for a condenser dryer above and approached via twin doors. Sash window with smoked glass to the bottom section for privacy and a useful deep under stairs storage cupboard for ironing board and vacuum cleaner, etc.

THE OPEN SPINDLED BALUSTRADED STAIRCASE

Provides access from the inner hallway to the first floor and part way up the staircase there is a single glazed window providing good natural light to the stairs and from where there is AN OPEN OUTLOOK UP CLIFF LANE.

FIRST FLOOR

VERY LONG LANDING OF INTERESTING AND UNUSUAL "QUIRKY" SHAPE

And part of which is in an attractive "GALLERIED" STYLE with angled sections of open spindled railings - matching the staircase.....notice also the width of the exposed stripped pine floorboards to the majority of the landing. Deep recessed, almost floor to ceiling storage cupboard approached via twin doors and which also houses the Vaillant condensing combination central heating boiler and there are light oak doors providing access to the bedrooms and the bathroom as follows:

BEDROOM ONE

With the continuation of the wide floorboards from the landing, creating a very appealing overall appearance, and with tall sash window overlooking the garden plus a lovely wide expanse of skyline and NO OTHER PROPERTIES' WINDOWS FACING. Central heating radiator beneath the window and A RANGE OF FREE-STANDING WARDROBES (included in the sale) in a "light oak" finish and complementing the door to the bedroom.

BEDROOM TWO

With MATCHING WINDOWS from where there is A VERY PLEASANT OULOOK TOWARDS ESTABLISHED TREES in other properties' gardens. Central heating radiator.

BEDROOM THREE

With picture rail and central heating radiator beneath the tall sash window - from where there is AN OUTLOOK TO A LOVELY WIDE EXPANSE OF SKYLINE.

NURSERY BEDROOM FOUR

(Ideal for a young child as it is adjacent to the main bedroom) or HOME OFFICE with almost full width tall sash window and fitted corner window style seat and central heating radiator.

BATHROOM OF VERY GOOD SIZE

With white fittings comprising deep double ended bath with central dual flow tap and fixed shower head above and almost full height white brick-style tiles to the adjacent walls plus two shower curtains creating an "enclosure" within the bath, pedestal wash basin with chrome dual flow tap and wall mounted toiletries cabinet above with single mirror door and SECOND LOW SUITE WC with dual flush. Chrome ladder towel radiator and tall towel and toiletries storage cabinet with twin doors on a soft-closing mechanism. High Velux style window and an exposed character beam.

ALUMINIUM LOFT LADDER

From the landing leads to some USEFUL PART-BOARDED STORAGE SPACE.

OUTSIDE

WIDE AND TALL MATCHING TIMBER GATES

With an external letterbox, provide access to.....

A WIDE FEATURE COBBLESTONE DRIVEWAY

Offering potential space to stand two small cars in tandem or one larger car.

THE DELIGHTFUL COTTAGE-STYLE GARDEN

Which enjoys a SOUTHERLY-FACING ASPECT comprises; an extensive raised Yorkshire stone flagged patio - across the front of the property providing excellent space for garden relaxation furniture and barbecue equipment as well as tubs of shrubs and plant displays and beyond which there is a neat, oval-shape lawn with cobblestone surround and an adjacent well stocked alpine and shrubbery bed. There is also a variety of other shrubbery, an established tree, climbing rose adjacent to the property and virginia creeper.

POTTING SHED, LOG STORE and SECURE METAL BICYCLE STORE PLACE

ELECTRIC CAR CHARGER 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 DELIGHTFUL INDIVIDUAL HOME which has MANY EXCELLENT 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.

** THE FLOOR PLAN is intended ONLY TO PROVIDE AN ILLUSTRATION OF THE LAYOUT and PLEASE ALSO NOTE all room dimensions are ONLY APPROXIMATE.