14 Fosse Way,Garforth, Leeds,

LS25 2JE£225,000

We are delighted to offer to the market a MOST APPEALING and EXTENDED three bedroomed semi detached house WITH USEFUL LOFTROOM situated in a pleasant cul de sac location on a popular and sought after development within close proximity to good local schools, shopsand transport facilities. The accommodation briefly comprises of a brick built front entrance porch extension with pitched roof, lounge, extendedfamily living kitchen/conservatory been open plan style, Guest WC, first floor landing leading to three bedrooms and bathroom/ WC with spiralstaircase off the landing leading to a useful loft room. In addition the property further benefits from gas fired central heating with combinationboiler, PVCu double glazed windows and conservatory having french doors leading to the rear. Composite front entrance door, feature inset logeffect gas fire to the lounge, superb re fitted kitchen with modern range of high gloss units and extensive built in appliances to include adishwasher, washing machine, fridge, freezer, built in double oven/ microwave and an electric hob all complemented by a solid oak work surfacearea extended to a matching fitted breakfast bar. The bathroom has a white three piece suite with spa bath and telephone style hand held mixershower from the taps . Outside to the front is an extensive blocked paved driveway providing ample off street parking to the front and side withwrought iron gates leading down to a wider than average tandem style garage with up and over door, side courtesy door, power and light andthree PVCu double glazed windows. Low maintenance concrete imprint style garden to the rear. We strongly recommend this property be

viewed at your earliest convenience to avoid disappointment so DO NOT DELAY, BOOK YOUR VIEWING TODAY!!

www.mdobson.co.uk

www.mdobson.co.uk

14 Fosse Way

Entrance Porch 5'10" x 5'6" (1.78m x 1.68m)Entrance Porch 5'10" x 5'6" (1.78m x 1.68m)Entrance Porch 5'10" x 5'6" (1.78m x 1.68m)Entrance Porch 5'10" x 5'6" (1.78m x 1.68m)Been of brick construction with a pitched roof and composite front entrance door. PVCu double glazed window, chrome recessed ledlighting, wood effect flooring, central heating radiator , meter cupboard off, door leading to the lounge. Positioned to the front.

Lounge 14'7" x 13'11" (4.45m x 4.24m)Lounge 14'7" x 13'11" (4.45m x 4.24m)Lounge 14'7" x 13'11" (4.45m x 4.24m)Lounge 14'7" x 13'11" (4.45m x 4.24m)Having a feature stainless steel log effect gas fire inset to the chimney breast, twowall light points, TV point, central heating radiator, coving, wood effect flooring,PVCu double glazed window, enclosed staircase leading to the first floor. Doorleading to the extended family living kitchen/conservatory. Positioned to the front.

Lounge View 2Lounge View 2Lounge View 2Lounge View 2

Kitchen/ Diner/ Conservatory 19'1" x 14'8" (5.82m x 4.47m)Kitchen/ Diner/ Conservatory 19'1" x 14'8" (5.82m x 4.47m)Kitchen/ Diner/ Conservatory 19'1" x 14'8" (5.82m x 4.47m)Kitchen/ Diner/ Conservatory 19'1" x 14'8" (5.82m x 4.47m)A fabulous family living space having an ample range of modern fitted wall, baseunits and drawers with high gloss fascia doors and contrasting solid oak worksurfaces with inset single square bowl , single drainer sink unit and mixer tap.Integrated dishwasher, washing machine, fridge, freezer and double built in oven/microwave, four ring electric hob with glass splash back and matching extractorcanopy over. Inset kick board lighting, under unit lighting, tiled effect flooring, built inwine rack, central heating radiator, TV point, chrome recessed led lighting to theceiling, door leading to the guest WC. Open plan leading through to the conservatoryarea. Positioned to the rear.

Conservatory AreaConservatory AreaConservatory AreaConservatory AreaBeing of brick and PVCu double glazed construction with french doors opening to therear, pitched polycarbonate roof. Matching fitted breakfast bar to compliment thekitchen, tiled effect flooring.

14 Fosse Way

Guest WC 4'8" x 4'5" (1.42m x 1.35m)Guest WC 4'8" x 4'5" (1.42m x 1.35m)Guest WC 4'8" x 4'5" (1.42m x 1.35m)Guest WC 4'8" x 4'5" (1.42m x 1.35m)A two piece white suite comprising of a low flush WC, vanity sink , central heatingradiator, extractor, tiled effect flooring , chrome recessed led light to the ceiling, bifold door leading to the under stairs storage cupboard which houses the Worcestergas central heating combination boiler. Positioned to the side.

First Floor LandingFirst Floor LandingFirst Floor LandingFirst Floor LandingLeading to bedrooms one, two , three and bathroom/ WC, coving to the ceiling,central heating radiator, PVC u double glazed window to the side elevation and spiralstaircase leading to the useful loft room.

Bedroom One 15'10" x 8'6" (4.83m x 2.59m)Bedroom One 15'10" x 8'6" (4.83m x 2.59m)Bedroom One 15'10" x 8'6" (4.83m x 2.59m)Bedroom One 15'10" x 8'6" (4.83m x 2.59m)Central heating radiator, coving to the ceiling, PVCu double glazed window, TV point.Positioned to the front.

Bedroom Two 9' x 8'6" (2.74m x 2.59m)Bedroom Two 9' x 8'6" (2.74m x 2.59m)Bedroom Two 9' x 8'6" (2.74m x 2.59m)Bedroom Two 9' x 8'6" (2.74m x 2.59m)Central heating radiator, coving to the ceiling, PVCu double glazed window.Positioned to the rear.

14 Fosse Way

Bedroom Three 11'2" x 6' (3.40m x 1.83m)Bedroom Three 11'2" x 6' (3.40m x 1.83m)Bedroom Three 11'2" x 6' (3.40m x 1.83m)Bedroom Three 11'2" x 6' (3.40m x 1.83m)With built in storage cupboard to the over stairs bulkhead, central heating radiator,wood effect flooring, coving to the ceiling, PVCu double glazed window. Positionedto the front.

Bathroom/ WC 5'11" x 6' (1.80m x 1.83m)Bathroom/ WC 5'11" x 6' (1.80m x 1.83m)Bathroom/ WC 5'11" x 6' (1.80m x 1.83m)Bathroom/ WC 5'11" x 6' (1.80m x 1.83m)A combined three piece white suite comprising of a rectangular spa bath with centralchrome hand held telephone style mixer shower from the taps, pedestal wash basin ,low flush WC, central heating radiator, fully tiled to the walls, chrome recessed ledlighting to the ceiling, tiled floor, PVCu double glazed obscure window. Positioned tothe rear.

Loft Room 11'9" x 13'7" to maximum point (3.58m x 4.14m to maximum point)Loft Room 11'9" x 13'7" to maximum point (3.58m x 4.14m to maximum point)Loft Room 11'9" x 13'7" to maximum point (3.58m x 4.14m to maximum point)Loft Room 11'9" x 13'7" to maximum point (3.58m x 4.14m to maximum point)A spiral staircase leads to a second floor landing which has a chrome recessed ledlight to the ceiling and door leading to the loft room which has a central heatingradiator, TV point, two access points to eves storage, chrome recessed led lighting tothe ceiling, velux skylight window.

Second Floor LandingSecond Floor LandingSecond Floor LandingSecond Floor Landing

14 Fosse Way

OutsideOutsideOutsideOutsideTo the front of the property is an extensive blocked paved driveway providing ampleoff street parking continuing down the side to wrought iron gates which lead downto a wider then average detached pre fabricated tandem style garage with up andover door, power and light, side courtesy door and three PVCu double glazedwindows. Outside tap to the side of the property. To the rear is a low maintenanceconcrete imprint style garden. Outside lighting to the front and rear.

Outside View 2Outside View 2Outside View 2Outside View 2

LocationLocationLocationLocationFrom the A63 Leeds/Selby road turn into Garforth on Ninelands Lane by the Fire Station. Take the first turning right off Ninelands Lane onto Hazelwood Avenue, then first left on to Fairburn Drive. Fosse Way is then the seventh turning off Fairburn Drive on the right hand side.Alternatively from Garforth Main Street turn on to Church Lane between the Library and the Medical Centre. Follow Church Lane to the 'T'junction. At the junction turn right on to Ninelands Lane then immediately left on to Green Lane. Bear right on to Fairburn Drive and fromthis direction Fosse Way is the fourth turning off Fairburn Drive on the left hand side.

ViewingViewingViewingViewingPlease contact Agent's Garforth Office on (0113) 2864276.

Opening HoursOpening HoursOpening HoursOpening HoursOur offices are open Monday - Friday: 9am to 5pm, Saturday: 9am to 3pm, Sunday: 11am to 3pm.

Important NoticeImportant NoticeImportant NoticeImportant Notice1. These particulars are prepared in good faith by Mike Dobson (Estate Agents) Limited on 18th June 2018 to give a fair overall view of theproperty and do not constitute any part of an offer or contract. They must not be relied upon as statements or representations of fact. Allmeasurements are given as a guide only and no liability can be accepted for any errors arising from them 2. Photographs depict onlycertain parts of the property. It should not be assumed that the contents/furnishings, furniture etc. Photographed are included in the sale.3. Nothing in these particulars shall be deemed as fact or a statement that the property is in good structural condition or otherwise. Noresponsibility is taken for any error, omission or mis-statement. 4. Purchasers should check all services/appliances/equipment are in goodworking order prior to exchange of contracts as these have not been tested and no warranty can be given as to their condition. MikeDobson (Estate Agents) Limited nor its employees have any authority to make or give representations or warranties whatever to thisproperty.

Purchasing ProceduresPurchasing ProceduresPurchasing ProceduresPurchasing ProceduresOnce you are interested in purchasing this property, please call at our local office to make your offer. This should be done beforecontacting a Building Society, Bank or Solicitor. Any delay may result in the property being sold to someone else and survey and legal feesbeing unnecessarily incurred. In compliance with the Estate Agents (Undesirable Practices) (No 2) Order 1991, we are under an obligationto check into a purchaser's financial situation before recommending an offer to a Vendor. Therefore, prior to any offer being accepted youwill be required to make an appointment in order for us to financially qualify your offer. If you are making a cash offer which is not subjectto the sale of a property, written confirmation of the availability of the cash will be required before your offer can be qualified. MIKEDOBSON (ESTATE AGENTS) LTD offer a comprehensive, independent mortgage services which is free of charge to both Vendors andPurchasers.

Approval ParagraphApproval ParagraphApproval ParagraphApproval ParagraphI/We hereby confirm that I/we have read the descriptive information you have prepared relating to my/our property, and that to the bestof my/our knowledge and belief these particulars do not contain any errors or material misrepresentations. I/we also confirm that I/we will

14 Fosse Way

notify you immediately if, prior to exchange of contracts, any faults or problems develop, or there is any material change involving any ofthe fixtures and fittings or the property itself.Signed__________________________________Date_______________________MIKE DOBSON (Estate Agents) LTD.

14 Fosse Way

14 Fosse Way

14 Fosse Way

14 Fosse Way

14 Fosse Way

14 Fosse Way

14 Fosse Way

14 Fosse Way