St. Leonards Yard, Horbury, Wakefield OIRO £165,000

**OFFERED WITH NO ONWARDS CHAIN** Boasting a UNIQUE layout with accommodation over three floors is this TWO bedroom semi detached property with off road parking for one vehicle. VIEWING ESSENTIAL. EPC rating D67.

Nestled in a set back position is this two bedroom semi detached house enjoying a unique layout with accommodation spanning over three floors incorporating period features and off road parking for one vehicle.

The accommodation briefly comprises of the living room with steps leading down to the kitchen/breakfast room. The first floor landing leads two two bedrooms and shower room/w.c. Outside, to the front is a block paved driveway providing off road parking for one vehicle or could be used for a patio space.

Situated in a prime part of Horbury well placed to local amenities including shops, schools, local bus routes and having good access to the motorway network.

Only a full internal inspection will reveal all that's on offer at this quality home and an early viewing comes highly recommended.

ACCOMMODATION

LIVING ROOM (3.96m x 5.52m (max) x 4.0m (min) (12'11" x 18'1" ()
UPVC double glazed front door, UPVC double glazed window to the front, exposed beams to the ceiling, two central heating radiators, spotlights, decorative fireplace with exposed brick surround and stone heath. Stairs to the first floor landing and stairs down to the kitchen/breakfast room.

KITCHEN/BREAKFAST ROOM (1.82m x 4.56m (max) x 3.56m (min) (5'11" x 14'11")
Range of modern wall and base units with granite work surface over, stainless steel sink and drainer with mixer tap. Integrated oven with four ring gas hob and extractor hood above. Space for a fridge/freezer, breakfast bar with granite work surface over, UPVC double glazed window to the front, spotlights, extractor fan, central heating radiator and door to the utility.

UTILITY (1.33m x 0.65m (4'4" x 2'1"))
Spotlights, space for a washing machine and tumble dryer.

FIRST FLOOR LANDING
UPVC double glazed window to the rear with view of St Leonards Church, central heating radiator, over stairs storage and doors to two bedrooms and shower room.

BEDROOM ONE (3.13m x 3.03m (max) x 1.0m (min) (10'3" x 9'11" (m)
Fitted wardrobes, central heating radiator and UPVC double glazed window to the front.

BEDROOM TWO (2.72m x 2.12m (max) 0.75m (min) (8'11" x 6'11" (ma)
Fitted storage units and shelving, central heating radiator and UPVC double glazed window to the front.

SHOWER ROOM/W.C. (1.21m x 3.03m (max) x 2.54m (min) (3'11" x 9'11" ()
Three piece suite comprising low flush w.c., pedestal wash basin with mixer tap and double shower cubicle with mains over head shower. Velux skylight, central heating radiator, spotlights and extractor fan.

OUTSIDE
To the front of the property is a block paved driveway providing off road parking for one vehicle or ideal patio space, perfect for outdoor dining and entertaining.

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

FLOOR PLAN
This floor plan is intended as a rough guide only and is not to be intended as an exact representation and should not be scaled. We cannot confirm the accuracy of the measurements or details of this floor plan.

VIEWINGS
To view please contact our Ossett 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.