Ladybalk Lane, Pontefract Offers over £240,000

**NEW PRICE** A WELL PRESENTED three bedroom detached home boasting SPACIOUS accommodation with two reception rooms plus conservatory and lawned front and rear gardens. VIEWING ESSENTIAL. EPC rating C73.

Situated in a sought after area is this superbly presented three bedroom detached home benefitting from ample reception space plus a conservatory, off road parking and front and rear gardens. The property boasts a new combi boiler (still within warranty).

The property briefly comprises of the entrance hall, downstairs w.c., living room, dining room. kitchen and conservatory with quality karndean flooring throughout the ground floor. The first floor landing leads to three bedrooms and the house bathroom/w.c. Outside to the front is a lawned garden with a slate and paved pathway to the front door and tarmacadam driveway providing ample off road parking for several vehicles with car port to the side. To the rear the garden is laid to lawn incorporating a paved and slate patio area, perfect for outdoor dining and entertaining, fully enclosed by timber fencing.

Pontefract is ideal for a range of buyers including the growing family, it is aptly placed for local amenities such as shops and schools. The property is also close by to bus routes, to neighbouring towns and cities such as Pontefract, Castleford and Knottingley. Pontefract is home to three train stations with Pontefract Monkhill only a short distance away. The M62 motorway is only a short drive away, perfect for those looking to commute further afield. There is a large playing green opposite, suitable for family activities and dog walking.

Only a full internal inspection will truly show what is to offer at this quality home and so an early viewing comes highly advised to avoid disappointment.

ACCOMMODATION

ENTRANCE HALL
Composite front entrance door, coving to the ceiling, dado rail, herringbone style karndean flooring, central heating radiator and doors to the downstairs w.c. and living room.

W.C. (0.82m x 1.73m (2'8" x 5'8"))
Central heating radiator, UPVC double glazed frosted window to the front, low flush w.c., ceramic wash basin built into a storage unit with mixer tap and tiled splash back.

LIVING ROOM (4.36m x 4.49m (max) x 3.62m (min) (14'3" x 14'8" ()
Two central heating radiators, herringbone style karndean flooring, stairs to the first floor landing with understairs storage, an opening to the dining room, coving to the ceiling and UPVC double glazed window to the front.

DINING ROOM (2.21m x 3.07m (7'3" x 10'0"))
Central heating radiator, herringbone style karndean flooring, a set of UPVC double glazed French doors to the conservatory, door to the kitchen and coving to the ceiling.

KITCHEN (2.19m x 3.05m (7'2" x 10'0"))
Range of modern wall and base units with laminate work surface over, stainless steel sink and drainer with mixer tap and tiled splash back. Four ring gas hob with extractor hood above, integrated oven, space and plumbing for a washing machine, dishwasher and space for a fridge/freezer. UPVC double glazed window to the rear and central heating radiator.

CONSERVATORY (2.74m x 2.46m (8'11" x 8'0"))
Surrounded by UPVC double glazed windows and a set of UPVC double glazed French doors to the rear garden.

FIRST FLOOR LANDING
UPVC double glazed window to the side, loft access, overstairs storage cupboard and doors to three bedrooms and the house bathroom.

BEDROOM ONE (2.44m x 3.9m (8'0" x 12'9"))
UPVC double glazed window to the front, central heating radiator and coving to the ceiling.

BEDROOM TWO (2.45m x 3.55m (8'0" x 11'7"))
UPVC double glazed window to the rear, coving to the ceiling and central heating radiator.

BEDROOM THREE (1.98m x 2.48m (6'5" x 8'1"))
UPVC double glazed window to the rear and central heating radiator.

BATHROOM/W.C. (1.68m x 1.95m (5'6" x 6'4"))
UPVC double glazed frosted window to the front, central heating radiator, low flush w.c., pedestal wash basin with mixer tap, panelled bath with mixer tap and shower head attachment. Extractor fan, coving to the ceiling and fully tiled.

OUTSIDE
To the front of the property the garden is laid to lawn with a slate and paved pathway to the front door and tarmacadam driveway providing ample off road parking for several vehicles with car port to the side. To the rear the garden is laid to lawn incorporating a paved and slate patio area, perfect for outdoor dining and entertaining, useful shed with full power and space for a tumble dryer. The rear garden is fully enclosed by timber fencing.

COUNCIL TAX BAND
The council tax band for this property is C.

FLOOR PLANS
These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled. We cannot confirm the accuracy of the measurements or details of these floor plans.

VIEWINGS
To view please contact our Pontefract office and they will be pleased to arrange a suitable appointment.

EPC RATING
To view the full Energy Performance Certificate please call into one of our local offices.