6 Woodthorpe Lane. For Sale 725,000. Sandal, Wakefield, WF2 6JH

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1 6 Woodthorpe Lane Sandal, Wakefield, WF2 6JH For Sale 725,000 Holroyd Miller have pleasure in offering for sale this individually designed detached family home, which has been substantially extended to offer flexible five bedroomed living accommodation; together with four reception rooms, four bathrooms, standing in mature private grounds within the most sought after residential location of Sandal south of Wakefield city centre. Only an internal inspection can fully reveal the quality and size of the accommodation on offer. Approached by automated gates, retaining security and privacy leading to extensive driveway to front and side, a large tandem garage. To the rear extensive mainly laid to lawn gardens, again retaining a high degree of privacy. The accommodation comprises of; entrance porch leading to reception hallway with galleried landing above. Cloakroom/w.c, extended kitchen with breakfast area, beautifully appointed with granite worktops and integrated appliances, adjacent utility room, study. Formal lounge with feature fireplace and French doors leading through to a large Conservatory with air conditioning. Formal dining room with French doors leading onto the rear garden, steps leading to a self-contained annex with office or bedroom five. Combined shower room, games/playroom, turn staircase from the main hall way leads to four good sized bedrooms, two having en-suites and house family bathroom. A stunning family home within easy reach of local amenities including, restaurants, pubs, train station and easy access to the motorway network for those travelling throughout the region. 70 Northgate, Wakefield, West Yorkshire, WF1 3AP Tel: info@holroydmiller.co.uk

2 ENTRANCE PORCH With double glazed windows and double opening doors leading through to... RECEPTION HALLWAY With high gloss tiled floor, galleried landing above. CLOAKROOM Having pedestal wash basin, low flush w/c, single panel radiator. STUDY 7' 6" x 12' 7" (2.29m x 3.84m) Having light oak flooring, two double glazed windows, single panel radiator. LOUNGE 17' 11" x 16' 11" (5.48m x 5.17m) Having dual aspect double glazed windows and French doors leading through to the Conservatory makes this a light and airy room with single panel radiators, feature fire surround and hearth with flame effect fitted gas fire. CONSERVATORY 15' 10" x 12' 6" (4.83m x 3.83m) Being double glazed with air conditioning, laminate wood flooring, double glazed French doors leading onto the rear garden. FORMAL DINING ROOM 20' 6" x 11' 3" (6.27m x 3.44m) With deep double glazed bay window with French doors leading onto the rear garden, light oak flooring, feature fire surround with marble inset and hearth, double glazed window to the side and double panel radiators. BREAKFAST KITCHEN 21' 7" x 11' 3" (6.58m x 3.44m) opening to 3.84m L Shaped, superbly appointed with a matching range of dark oak fronted wall and base units, contrasting granite work top areas, integrated appliances, including double oven, hob, and microwave. Stainless steel sink unit and drainer with mixer tap unit, integrated fridge/freezer, dishwasher, extractor hood, mood lighting. DINING AREA 17' 1" x 10' 2" (5.23m x 3.12m) With exposed beams, glow worm central heating boil, double glazed windows and double panel radiator. UTILITY ROOM 10' 2" x 7' 1" (3.12m x 2.18m) Fitted with a matching range of wall and base units, worktop areas, tiling between the worktops and wall units, plumbing for automatic washing machine, access door to rear double glazed entrance door and single panel radiator. STAIRS FROM THE DINING ROOM Leads to... OPEN PLAN PLAY/FAMILY ROOM 17' 7" x 13' 8" (5.36m x 4.19m) With open staircase, useful deep storage cupboard, double glazed window, double panel radiators. COMBINED SHOWER ROOM Furnished with white suite, comprising; pedestal wash basin, low flush w/c, shower cubicle, electric shower, tiling, double panel radiator OFFICE/BEDROOM FIVE 13' 8" x 11' 5" (4.19m x 3.50m) With dual aspect double glazed window, double panel radiators, this area of the house could easily become a self-contained annex for relatives, giving a great deal of flexibility. STAIRCASE FROM THE HALLWAY Leads through to... FIRST FLOOR GALLARIED LANDING Overlooking the hallway below, with useful storage cupboard. MASTER BEDROOM TO THE REAR 15' 4" x 11' 3" (4.69m x 3.45m) With feature double glazed bay window overlooking the rear garden, fitted wardrobes, dressing table, drawers and single panel radiator. EN SUITE SHOWER ROOM Furnished with modern white suite with wash hand basin, low flush w/c, set in back to wall furniture, large shower cubicle, tiling, heated towel rail and double glazed window. GUEST BEDROOM 12' 7" x 11' 0" (3.85m x 3.37m) Having built in wardrobes, double glazed window overlooking the rear garden, access to eaves storage and single panel radiator. EN SUITE BATHROOM Furnished with white suite, comprising of; pedestal wash basin, low flush w/c, spa bath with electric shower over, electric shaver point/light and heated towel rail. BEDROOM TO FRONT 11' 3" x 9' 11" (3.43m x 3.04m) Having built in fitted wardrobes, double glazed window, single panel radiator. BEDROOM TO FRONT 10' 11" x 6' 8" (3.34m x 2.05m) With double glazed window, single panel radiator. HOUSE BATHROOM Furnished with modern white suite, being fully tiled, with feature Jacuzzi bath, large separate shower cubicle, low flush w/c and wash hand basin set in back to wall furniture, down lighting to the ceiling and heated towel rail. OUTSIDE The property is approached by secured automated gates, retaining a high degree of privacy to the front with attractive block paved driveway to the front and side providing ample parking and leading to attached large tandem style garage (10.7m x 4.26m narrowing to 3.25m) with dual aspect double glazed windows to the side and rear. Automated garage door to the front and a single garage door to the rear with power and light laid on and separately alarmed. Pathway to the side leads to delightful extensive private garden to the rear being mainly laid to lawn with mature trees, shrubs and border, together with useful garden shed, retaining a high degree of privacy throughout. info@holroydmiller.co.uk

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5 PROPERTY MISDESCRIPTIO NS ACT 1991 The Agents has not tested any apparatus, equipment, fixtures and fittings, or services, so cannot verify that they are in working order or fit for the purpose. The buyer is advised to obtain ver1f1 cat1on from his or her Professional Buyer. References to the Tenure of the property are based on information supplied by the Vendor. The agents have not had sight of the title documents. The buyer 1s advised to obtain verification from their Sol1c1tor. You are advised to check the availability of any property before travelling any distance to view