13, Garth Grove, Menston, Ilkley, Bradford, LS29 6

GROUND FLOOR

Reception Hall
With recessed spotlights.

Sitting Room 5.26m x 3.78m (17'3" x 12'5")
With a bay window to the front elevation. Log burning stove on a stone hearth. Fitted shelves and an under stairs store cupboard.

Full Width Living/Kitchen/Dining Area 7.85m x 3.58m (25'9" x 11'9")
An impressive open plan living space with a large dining/sitting area having glazed doors opening onto the rear garden. The kitchen area is fitted to a high standard and includes an inset sink unit with mixer tap and an extensive range of fitted base and wall units incorporating cupboards, drawers and Minerva acrylic resin work surfaces with a tiled surround. Integrated appliances include a twin oven and hob with extractor hood over, and a fitted dishwasher. There is space for an American style fridge freezer.

Utility Room 2.74m x 2.36m (9'0" x 7'9")
With a stainless steel sink unit, plumbing for a washing machine and space for a dryer. Ceramic tiled floor and door to the side elevation. Fitted wall cupboards.

Cloakroom
With a low suite wc and wash basin. Ceramic tiled floor. Recessed spotlights and an extractor fan.

FIRST FLOOR

Landing
With access to a boarded roof space via a fold down loft ladder.

Bedroom 3.86m x 3.81m (12'8" x 12'6")
With recessed wardrobes and a bay window to the front elevation.

Bedroom 3.43m x 2.77m (11'3" x 9'1")
Window to the front elevation.

Bedroom 2.82m x 1.83m (9'3" x 6'0")
Window to the rear elevation.

Bedroom 3.35m x 2.77m (11'0" x 9'1")
Window to the rear elevation.

Bathroom
With a modern white suite comprising a rolled top bath, vanity unit, low suite wc and a large tiled shower cubicle. Recessed spotlights and a ceramic tiled floor. Window to the side elevation.

OUTSIDE
There is a tarmacadam forecourt with off road parking for two cars.

Cycle Store 2.79m x 2.39m (9'2" x 7'10")
With an electrically operated roller door.

Garden
To the rear of the house is a very private lawned garden with a paved terrace to the rear and side of the house ideal for outside relaxation.

Menston
Menston village has a thriving community and is conveniently positioned on the edge of Leeds. The village is on the Wharfe Valley Line and therefore enjoys excellent rail links to Leeds and Bradford.
It has retained a good selection of amenities over the years from cafes to public houses. More recently the village store has re-opened and offers an excellent range of produce. The village has its own primary school and is within the catchment area for Ilkley Grammar and Prince Henry's secondary school. It benefits from a substantial park area with tennis courts, churches of several denominations and a community centre.
Menston is well situated for access to the Moors meaning wonderful hiking/running/cycling territory is on the doorstep. In summary, Menston gives residents the opportunity to live in an area surrounded by natural beauty while also taking advantage of the wider amenities offered by the neighbouring towns and the City of Leeds.

Council Tax
City of Bradford Metropolitan District Council Tax Band D.

Mobile Signal/Coverage
The mobile signal/coverage in this area can be verified via the following link: https://checker.ofcom.org.uk/en-gb/mobile-coverage

Offer Acceptance & AML Regulations
In accordance with the Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, and to comply with the expanded Money Laundering Regulations, we are required to obtain proof of how the property purchase will be financed, as well as valid identification from all prospective buyers.
Buyers are kindly asked to provide this information promptly to avoid any delay in agreeing the sale. The cost for these checks is £30 per named buyer (inclusive of VAT), payable to the firm administering the money laundering ID checks, Movebutler.
Please note that the property will not be marked as "sold subject to contract" until appropriate identification has been provided and all AML checks have been fully completed.

Please Note
The extent of the property and its boundaries are subject to verification by inspection of the title deeds. The measurements in these particulars are approximate and have been provided for guidance purposes only. The fixtures, fittings and appliances have not been tested and therefore no guarantee can be given that they are in working order. The internal photographs used in these particulars are reproduced for general information and it cannot be inferred that any item is included in the sale.

Tenure
We are informed by the client/s that the property is Freehold. Property Ref: 19601115