www.mdobson.co.uk

3 Arran Drive, Garforth, Leeds, LS25 2BU £330,000

A FOUR DOUBLE BEDROOMED DETACHED FAMILY HOME situated on the popular and sought after Long Meadows estate in Garforth. The spacious and extended accommodation comprises entrance hall, lounge/diner, kitchen, playroom/office, rear entrance hall, ground floor w.c, utility room, first floor landing, bedroom one with en- suite shower room, storage area, bedroom two, bedroom three, bedroom four and bathroom/w.c. In addition the property has PVCu double glazed windows and entrance doors including PVCu double glazed french doors leading out onto a Juliette balcony from bedroom two, gas fired central heating, fitted kitchen with four ring electric hob, stainless steel extractor hood over and built in double electric oven, fitted wardrobes to bedroom one. Outside to the front of the property is an area with shrubs and trees. A single driveway provides off road parking leading to a car port. An additional double driveway provides off road parking for two vehicles leading to a double garage with up and over door. There is a lawned garden to the side of the property and to the rear is a split level garden being lawned to the higher level and paved to the lower level. www.mdobson.co.uk 3 Arran Drive

Entrance Hall 12'9" x 7'1" (3.89m x 2.16m) PVCu double glazed front entrance door with matching panel to either side. Door leading to lounge. Door leading to kitchen. Door leading to playroom/office. Staircase leading to first floor landing. Storage cupboard underneath the stairs. Central heating radiator. Wood effect laminate flooring. Coving to ceiling. Telephone point. Positioned to the front. Lounge/Diner 26'7" x 11'10" (8.10m x 3.61m) Having a marble feature fire surround with marble back and hearth with Living Flame gas fire. PVCu double glazed window to the front. PVCu double glazed window to the rear. PVCu double glazed rear entrance door leading out to the rear garden. Two central heating radiators. Coving to the ceiling. Dado rail. TV point. Door leading to kitchen. Positioned to the front.

Lounge View 2

Kitchen 13'1" x 8'11" (3.99m x 2.72m) Having wall and base units with roll edged work surfaces incorporating one and a half bowl single drainer stainless steel sink unit with mixer tap. Four ring electric hob with stainless steel extractor hood over. Built in double electric oven. Space for fridge freezer. Plumbing for dishwasher. Part tiled to the walls. Tiled effect flooring. PVCu double glazed window. Open to rear entrance hall. Positioned to the rear.

Kitchen View 2

Rear Entrance Hall 6'2" x 5'3" (1.88m x 1.60m) PVCu double glazed rear entrance door leading to the rear garden. Door leading to ground floor w.c. Sliding door leading to utility room. Positioned to the rear. Ground Floor w.c. 5'10" x 2'10" (1.78m x 0.86m) 3 Arran Drive

Being a two piece coloured suite comprising corner wash basin and low flush w.c. PVCu double glazed window. Fully tiled to the walls. Central heating radiator. Positioned to the rear. Utility Room 8'2" x 5' (2.49m x 1.52m) Having wall and base units with roll edged work surfaces. Plumbing for washing machine. Space for drier. Recessed storage cupboard. Part tiled to the walls. Tiled effect flooring. Playroom/Office 14'2" x 8'6" (4.32m x 2.59m) PVCu double glazed window. Central heating radiator. Wooden feature fire surround with marble back and hearth. Positioned to the front. First Floor Landing 9'5" x 6'1" (2.87m x 1.85m) Having doors leading to bedrooms one, two, three, four and bathroom/w.c. Storage cupboard off. Access point to the loft. Coving to ceiling. Bedroom One 14'7" x 8'5" (4.45m x 2.57m) Having an extensive range of fitted wardrobes with matching drawer pack, overhead storage and matching bedside cabinet. PVCu double glazed window. Central heating radiator. Double doors leading to en-suite shower room. Coving to ceiling. Positioned to the front.

En-Suite Shower Room 7'2" x 6'10" (2.18m x 2.08m) Being a three piece white suite comprising vanity wash basin with double cupboard below, shelving and double cupboard to either side, low flush w.c and fully independent tiled shower cubicle. Part tiled to the walls. Central heating radiator. Velux skylight window. Open to storage area. Positioned to the rear.

Storage Area 9'9" x 6'10" (2.97m x 2.08m) PVCu double glazed window. Positioned to the side. Bedroom Two 12'5" x 9'1" (3.78m x 2.77m) PVCu double glazed french doors leading out to a juliette balcony at the front. PVCu double glazed window to the rear. Central heating radiator. Coving to ceiling. Positioned to the side.

Bedroom Three 13' x 8'7" (3.96m x 2.62m) PVCu double glazed window. Central heating radiator. Positioned to the rear. Bedroom Four 8'10" x 7'9" (2.69m x 2.36m) PVCu double glazed window. Coving to ceiling. Positioned to the front. 3 Arran Drive

Bathroom/w.c 8'2" x 5'5" (2.49m x 1.65m) Being a four piece coloured suite comprising pedestal wash basin, low flush w.c, fully independent tiled shower cubicle and rectangular shaped bath. Fully tiled to the walls. PVCu double glazed window. Central heating radiator. Shaver point. Extractor fan. Positioned to the rear.

Outside To the front of the property is an area with shrubs and trees. There is a single driveway providing off road parking to the left hand side of the property and this driveway leads to a car port. To the right hand side of the property is a double driveway providing off road parking for two vehicles. This driveway leads to an attached double garage with up and over door. There is a lawned garden to the side of the property and to the rear is a split level garden being lawned to the higher level and paved to the lower level. Outside View 2

Outside - Side Garden

Location From the A63 Leeds/Selby Road turn into Garforth on Ninelands Lane by the Fire Station. Take the first turning left off Ninelands Lane on to Longmeadowgate. At the 'T' junction turn right on to Long Meadows then first left on to Arran Drive. Viewing Arrangements Please contact Agent's Garforth Office on (0113) 2864276. Opening Hours Our offices are open Monday - Friday: 9am to 5pm, Saturday: 9am to 3pm, Sunday: 11am to 3pm. Important Notice 1. These particulars are prepared in good faith by Mike Dobson (Estate Agents) Limited on 15th November 2017 to give a fair overall view of the property and do not constitute any part of an offer or contract. They must not be relied upon as statements or representations of fact. All measurements are given as a guide only and no liability can be accepted for any errors arising from them 2. Photographs depict only certain 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. No responsibility is taken for any error, omission or mis-statement. 4. Purchasers should check all 3 Arran Drive

services/appliances/equipment are in good working order prior to exchange of contracts as these have not been tested and no warranty can be given as to their condition. Mike Dobson (Estate Agents) Limited nor its employees have any authority to make or give representations or warranties whatever to this property. Purchasing Procedures Once you are interested in purchasing this property, please call at our local office to make your offer. This should be done before contacting a Building Society, Bank or Solicitor. Any delay may result in the property being sold to someone else and survey and legal fees being unnecessarily incurred. In compliance with the Estate Agents (Undesirable Practices) (No 2) Order 1991, we are under an obligation to check into a purchaser's financial situation before recommending an offer to a Vendor. Therefore, prior to any offer being accepted you will 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 subject to the sale of a property, written confirmation of the availability of the cash will be required before your offer can be qualified. MIKE DOBSON (ESTATE AGENTS) LTD offer a comprehensive, independent mortgage services which is free of charge to both Vendors and Purchasers. Mortgages We offer access to independent mortgage advice through our trading partner 2PM and are part of Mike Dobson group of trading partners. They are not tied to any one bank, building society or insurance company. 2PM advisors search the whole market to obtain the best rates and deals available for mortgages and insurance products. This service is FREE OF CHARGE and quotations are available without obligation. Weekend and evening appointments are available. Contact your local office for further details. 2PM are directly authorised and regulated by the Financial Services Authority. YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE. 3 Arran Drive 3 Arran Drive 3 Arran Drive 3 Arran Drive 3 Arran Drive 3 Arran Drive 3 Arran Drive 3 Arran Drive 3 Arran Drive