Laurel Court, Ryhill, Wakefield WF4 2QT

TUCKED AWAY ON A QUIET CUL-DE-SAC, IN THE VILLAGE OF RYHILL IS THIS LOVELY THREE BEDROOM SEMI-DETACHED HOME. THE PROPERTY BOASTS A STYLISH DINING KITCHEN & LOUNGE, THREE GOOD SIZED BEDROOMS, LARGE GARDEN TO THE REAR AND GARAGE. THE PROPERTY BENEFITS FROM A SOLAR PV SYSTEM WITH QUARTERLY FEED IN TARIFF.

FREEHOLD / COUNCIL TAX BAND: B / ENERGY RATING: C

ENTRANCE HALLWAY 1.34 x 1.45 (4'4" x 4'9")
You enter the property through a part glazed door into a welcoming entrance hallway which has space to remove and store outdoor clothing. There is wood effect laminate flooring underfoot and a staircase that ascends to the first floor landing. A door leads through to the lounge.

LOUNGE 3.26 x 4.55 (10'8" x 14'11")
The spacious and well presented living room offers ample space for large pieces of furniture and benefits from a coal effect gas fire with attractive granite and pine fire surround that sits on the chimney breast. Dual aspect windows to the front and side fill the room with natural light and there is coving to the ceiling and neutral decor to the walls. Wood effect laminate flooring completes this room and a door leads through to dining kitchen.

DINING KITCHEN 4.25 x 3.17 (13'11" x 10'4")
Spanning the rear if the property is this spacious dining kitchen that offers an abundance of space for a family dining table and chairs. The kitchen is fitted with white gloss wall and base units, wood effect worksurfaces, composite sink with mixer tap over and white square tile splashbacks. Integrated appliances include an electric oven, four ring gas hob with overhead extractor fan, undercounter fridge and there is plumbing for a washing machine. There is further space for a large freestanding fridge/freezer if desired and an under stairs closet provides excellent storage of household items. A rear aspect window has a pleasant outlook across the garden and a part glazed composite door allows external access. There are spotlights to the ceiling, dark grey tile flooring and a door leads through to the lounge.

FIRST FLOOR LANDING 1.87 x 2.68 (6'1" x 8'9")
A staircase with iron and pine balustrade ascends to the first landing where there is loft access via a hatch with pull down ladder. Doors lead through to three bedrooms and bathroom.

BEDROOM ONE 4.30 x 2.80 (14'1" x 9'2")
This generous sized master bedroom is located to the front of the property and overlooks the quiet cul-de-sac through the dual aspect windows. There is an abundance of space for free standing furniture with the addition of a bulk head storage closet. There is tasteful decor to the walls and a door that leads through to the landing.

BEDROOM TWO 3.13 x 2.33 (10'3" x 7'7" )
Another good sized bedroom this time located to the rear of the property and has plenty of space for a double bed and further freestanding furniture. A rear facing window fills the room with lots of natural light and a door leads through to the landing.

BEDROOM THREE
This versatile third bedroom is currently being used as a home office by the owner but would alternatively make a great children's bedroom or nursery. A rear facing window overlooks the garden and there is neutral decor to the walls. A door leads through to the landing.

BATHROOM 2.31 x 1.67 (7'6" x 5'5")
This modern house bathroom is fitted with a white three piece suite which comprises a bath with overhead shower, pedestal hand wash basin and a low level W.C. The walls are partially tiled with white tiles and a rear obscure glazed window allows natural light in. There are spotlights to the ceiling, light grey tiles underfoot and a door leads through to the landing.

FRONT, REAR AND GARAGE
To the front of the property, there is a small grass lawn with adjoining flowerbed filled with mature shrubs adding a splash of colour to the frontage. A driveway runs alongside providing off road parking for multiple vehicles and benefits from large wooden gates. A single garage sits at the end and is fitted with an up and over door and light.

To the rear, there is a generous sized enclosed garden. A concrete flagged patio adjoins the kitchen and provides plenty of space for garden furniture, pot and plants. A raised, large grass lawn sits to the back of the garden and is enclosed by boundary fencing.

SOLAR PANELS
The property benefits from the addition of a solar PV system with quarterly Feed In Tariff. This payment will be transferred to the new owner subject to agreed sale price.

~ Agent Notes ~
Please note information within our sales particulars has been provided by the vendors. Paisley Properties have not had sight of the title documents and therefore the buyer is advised to obtain verification from their solicitor. References to the Tenure of the property are based upon information provided by the vendor and again the buyer should obtain verification from their solicitor.
All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. We advise you take your own measurements prior to ordering any fixtures, fittings or furnishings.
The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order.
Internal photographs are produced for general information and it must not be inferred that any item shown is included with the property.
You are advised to check availability and book a viewing appointment prior to travelling to view.

~ Paisley Properties ~
We are available to do appointments up until 8pm Monday to Friday and up until 4pm Saturday and Sunday so please contact the office if you would like to arrange a viewing. We also offer a competitive sales and letting service, please contact us if you would like to arrange an appointment to discuss marketing your property through Paisley, we would love to help.

~ Paisley Mortgages ~
Harry Mason at our sister company, Paisley Mortgages, is available to offer clear, honest whole of market mortgage advice. We also run a first time buyer academy to help you prepare in advance for your first mortgage, home-mover and re-mortgage advice. If you would like to speak to Harry, please contact us on 01484 444188 / 07534 847380 to arrange an appointment.

*Your home may be repossessed if you do not keep up repayments on your mortgage. *

~ Paisley Surveyors ~
We work alongside Michael Kelly at Paisley Surveyors, who can assist you with any survey requirements on your purchase. We offer 3 levels of survey and can be contacted on 01484 501072 / office@paisley-surveyors.co.uk for a free, no obligation quote or for more information.