Laburnum Grove, Horbury, Wakefield, WF4 6HG

TAKE A LOOK AT THIS …. SITUATED IN THIS QUIET CUL-DE-SAC LOCATION IS THIS DECEPTIVELY SPACIOUS, 4 DOUBLE BEDROOM DETACHED FAMILY HOME, OCCUPYING AN OUTSTANDING POSITION WITH RURAL VIEWS, BEING BEAUTIFULLY PRESENTED FEATURING AN OPEN PLAN KITCHEN, SUNROOM EXTENSION AND BEAUTIFULLY APPOINTED GARDENS. IT IS ALSO SET WITHIN WALKING DISTANCE OF HORBURY CENTRE, LOCAL AMENITIES, TRANSPORT LINKS, BARS, RESTAURANTS AND LOCAL SCHOOLS.

A double glazed entrance door opens into an entrance vestibule, having storage for shoes and coats giving access to the main inner hallway. The main inner hallway has stairs to the first floor landing and gives access to the ground floor accommodation, including the open plan kitchen, downstairs W.C. and open plan lounge. The downstairs W.C. features a wash hand basin, low flush W.C., a frosted window and a useful under stairs storage cupboard. The open plan kitchen measures the full depth of the property, having an integrated living area with front facing window and ample space for a sofa and television. The kitchen features a shaker style matt kitchen units with contemporary fitments and a wood effect work surface incorporating the sink unit. There is a range of integrated appliances including a microwave, fridge, freezer, double oven, hob, integrated washing machine, kick board lighting, double glazed window and door to the rear elevation, as well as a wall mounted Baxi boiler housed behind a unit. The lounge measures the full depth of the property, having a focal point fireplace with an electric fire. To the front elevation is a versatile dining space with a front facing window whilst to the rear is a lounge area with sliding patio doors giving access into the sunroom. The sunroom is a recent addition, having a full insulated ceiling, inset Velux windows and a large picture window with a pleasant aspect towards Emley Moor over the garden. There are French doors to the patio area.

A staircase curves and rises to the first-floor landing having a large window on the landing area with a pleasant aspect. This gives access to four generous bedrooms, house bathroom and to the attic loft space via a hatch with drop down ladder which is insulated and fully boarded. There are also two large storage cupboards with integrated shelving. Bedroom one is presented to the front elevation. It is a substantial double room, having a large double-glazed window and semi fitted wardrobe furniture. Bedroom two is a rear facing double room as well as bedroom three, whilst bedroom four is situated to the front elevation and is currently used as a home office but could be used as a double room. The house bathroom features a four -piece bathroom suite with a step in shower cubicle, panelled corner bath, low flush W.C. and a wash hand basin. There is a frosted window, heated ladder rail and vinyl finish to the floor.

BRIEFLY COMPRISING:

GROUND FLOOR

· ENTRANCE HALLWAY

· DOWNSTAIRS W.C.

· OPEN PLAN LOUNGE/DINER

· SUN ROOM

· OPEN PLAN KITCHEN

FIRST FLOOR

· LANDING AREA

· BEDROOM 1

· BEDROOM 2

· BEDROOM 3

· BEDROOM 4

· HOUSE BATHROOM

EXTERNALLY

Approached off Laburnum Grove on this small quiet cul-de-sac location onto a large tarmac driveway providing off street parking for several vehicles and access to the front, side and rear. To the front elevation is a fully landscaped garden being well stocked with established trees, shrubs and flowers, having stone walkways which are fence enclosed and paved pathways give access to the front door. To the rear elevation is a detached double garage, having an up and over door and could easily accommodate 2 small vehicles. This is currently used as a workshop and for home storage. To the rear of the property is a fully landscaped garden, having a large Indian paved seating area with brick built seating and stone pathways provide access throughout the landscaped garden, again well stocked with established trees, shrubbery, and versatile seating areas. There is a pergola with a garden shed, a greenhouse and extra seating areas with views towards Emley Moor mast.

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

PLEASE NOTE: THESE ARE DRAFT BROCHURE DETAILS AWAITING FINAL APPROVAL BY THE SELLER.

TENURE: FREEHOLD

COUNCIL TAX BANDING; We understand the council tax band to be E. (SOURCE: GOV.CO.UK)

DIRECTIONS
WF4 6HG

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.