Firham Close, Royston, Barnsley, S71 4LU

VIEWING IS A MUST! … SITUATED IN A SMALL CUL DE SAC LOCATION IS THIS EXCEPTIONALLY WELL PRESENTED, FOUR DOUBLE BEDROOM DETACHED HOME, FEATURING A DOUBLE STOREY EXTENSION TO THE LEFT ELEVATION. THE PROPERTY IS SET IN A CORNER PLOT WITH SOUTH WESTERLY FACING GARDENS AND BOASTS A BEAUTIFUL FIXTURE AND FINISH THROUGHOUT.  OFFERING THREE RECEPTION SPACES, AN OPEN PLAN KITCHEN, AMPLE OF STREET PARKING, DETACHED GARAGE/HOME OFFICE AND EASY ACCESS TO LOCAL AMENITIES, SCHOOLING AND TRANSPORT LINKS.

GROUND FLOOR
A double glazed entrance door opens into a reception hallway, having feature panelling, tiling to the floor, radiator and this gives access to the lounge. 
The lounge is an open plan room, having a focal point fireplace with feature panelling, wood flooring, a bay style double glazed window with a pleasant aspect over the cul de sac. There are two radiators, a spindle staircase giving access to the first floor landing and the room provides access to the snug. 
The snug is presented to the rear elevation overlooking the south westerly facing garden, having floor to ceiling double glazed windows and French doors giving access to the rear patio area. There is wood flooring, a radiator and access to the open plan kitchen. 
The open plan kitchen is situated in part of the double storey extension to the left side of the property. This is an outstanding open plan room, featuring a living area, dining area and modern contemporary fitted kitchen units with wood work surfaces incorporating a sink unit. There is an integrated double oven, five ring gas hob, extractor, microwave, fridge, dishwasher and space for secondary appliances. The kitchen has part tiling to the walls, wood flooring, three double glazed windows providing light within and provides access to the utility room. 
The utility room is presented to the rear elevation, having wall mounted units, wood work surfaces, plumbing for an automatic washing machine and space for a tumble dryer. There is a wall mounted boiler, wood flooring and access to a downstairs W.C. which features a two piece suite.

FIRST FLOOR
At first floor level the landing area features a double glazed window, radiator and gives access to four bedrooms, the house bathroom and attic loft space via a pull down ladder which is boarded for storage. 
Bedroom one is presented in the double storey extension to the left elevation of the property creating a superb principal bedroom. There are two front facing double glazed windows overlooking the cul de sac, vaulted ceiling, contemporary flooring, two radiators and access to a walk in dressing room and en suite facility. 
The dressing room features a range of hanging rails, a rear facing double glazed window, vaulted ceiling, Velux window, radiator and contemporary flooring. 
The en suite features a three piece white suite comprising of a push button W.C., pedestal wash hand basin and a step in shower cubicle. There is part tiling to the walls, tiling to the floor, a chrome heated ladder rail, inset spot lighting and an extractor fan. 
Bedroom two is a front facing double room, having a double glazed window and a radiator. 
Bedroom three is a rear facing double room, having feature panelling, a double glazed window and a radiator. 
Bedroom four is a front facing room, having a double glazed window and radiator. 
The house bathroom is presented to the rear elevation and features a four piece contemporary bathroom suite comprising of a push button W.C., panel bath with a mixer tap, pedestal wash hand basin and a step in shower cubicle. There is part tiling to the walls, herringbone style vinyl finish to the floor, an electric shaver point, frosted double glazed window, chrome heated ladder rail and an extractor fan.

If you would like to arrange to view, or have your property appraised please give us a call on 01226 414 150

BRIEFLY COMPRISING;

GROUND FLOOR
•    ENTRANCE HALLWAY
•    LOUNGE
•    STAIRS TO 1ST FLOOR
•    SNUG
•    OPEN PLAN KITCHEN
•    UTILITY ROOM
•    DOWNSTAIRS W.C.

FIRST FLOOR
•    LANDING AREA
•    BEDROOM 1
•    DRESSING ROOM
•    EN SUITE
•    BEDROOM 2
•    BEDROOM 3
•    BEDROOM 4
•    HOUSE BATHROOM

OUTSIDE 
•    Externally to the front of the property is a part block paved and part tarmac driveway providing off street parking for several vehicles an access to the front door, side and rear. There is also access to a detached garage, featuring an up and over door, which has been partially converted to create a home office with rear facing French doors giving access to the rear garden. To the rear of the property is a south westerly facing garden, being a natural sun trap. The garden is beautifully landscaped and presented, mainly wall enclosed and features an elevated lawn grass garden with a variety of paved seating areas and established trees and shrubbery.

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

TENURE: FREEHOLD

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.

DIRECTIONS
S71 4LU

COVID-19 PROCEDURE
We at Mallinson & Co are confidently adhering to the government guidelines in connection to the covid-19 pandemic, should you wish to see a copy of our procedure please ask a member of the team.

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.