14 St Anne’s Road, Head i ng ley , Leeds LS6 3NX

T 0113 2742033 F 0113 2780771 E enqu i r i es@moore4sa le .co.uk W www.moorehomes in leeds .co.uk

12 Grove Gardens, Headingley, Leeds, LS6 4EG

This FOUR BEDROOM, TWO BATHROOM, PERIOD TERRACE HOUSE retains much of its original character, including high ceilings, deep skirting boards, panelled doors with stained glass, ornate cornices, stripped floors and period fireplaces, and benefits from GAS CENTRAL HEATING. The

accommodation comprises an entrance lobby and hallway, a spacious lounge to the rear off which is a utility room, a dining kitchen to the front, with the original bay window, two bedrooms and two bathrooms to the first floor and two further double bedrooms to the second floor, both with dormer windows. There is

a PARTIALLY CONVERTED basement which is ideal for storage of bikes, etc but with potential for further living accommodation. The location is less than two miles from the city centre, within one mile of

Leeds University and half a mile from the Beckett Park campus. A ten minute walk takes you to the centre of Meanwood (Waitrose, park, cafés, etc) with Headingley a similar walk in the opposite direction.

Further afield, a five minute taxi ride takes you to the cosmopolitan centre of Chapel Allerton and the road to the rear, Grove Lane, is a direct bus route into Leeds and to the surrounding areas of north

Leeds. NO UPWARD CHAIN.

Guide Price £285,000

GROUND FLOOR Entrance Vestibule Entrance Hall Having a stripped and polished floor, cornice, stairs off to the first floor and with access to the lounge at the rear and the dining kitchen to the front. Lounge 4.41m x 3.74m (14'5" x 12'3") Stretching across the rear of the house having a period slate fireplace with inset grate and fret and typical Victorian inlaid picture tiling to a green tiled covered exposed hearth, stripped flooring, original sash window with lead work and stained glass, complementing the stained glass in the original panelled door to the utility room. The former stairs down to the basement offer useful storage. TV aerial point, wall lights and centre light point, picture rail and curved ceiling – a signature of the original builders of these terraces. Dining Kitchen 4.12m x 3.22m (13'6" x 10'6") plus bay 2.26m x 0.85m (7'4" x 2'9") With a stripped floor, open fire with cast iron interior and marble surround, original deep bay with leaded lights and stained glass, curved ceiling to the cornice area with additional ceiling detailing, centre light point and wall light points. The kitchen area is fitted with a range of base and wall units with contrasting work surfaces incorporating an inset stainless steel sink unit, one and a half bowl and single drainer, split level electric oven and gas hob, space and plumbing for dishwasher and space for fridge/freezer. Utility Room 3.25m x 2.08m (10'7" x 6'9") Located to the rear of the building with a uPVC door and window, the door giving access to the rear courtyard, down to the basement and out onto Grove Lane. The utility room is fitted with a double base unit incorporating a sink unit along with a worktop area with modern splash tiling behind. There is space and plumbing for a washing machine and tumble dryer. A wall mounted gas central heating boiler is located above the sink unit. This provides space heating for the radiators throughout the house and feeds the pressurised hot water tank which is located to the other side of the utility room. FIRST FLOOR Landing Having giving access to the first floor bedrooms, both bathrooms and having stairs off to the second floor. Bedroom One 4.41m x 4.12m (14'5" x 13'6") This bedroom extends across the full width of the house and will easily accommodate a king size bed, along with the usual wardrobes, drawers, etc expected of houses of this style, still leaving room for a dressing chair or chaise longue. Original sash windows with leaded lights and stained glass, picture rail and centre ceiling light point. Bedroom Two 2.97m x 2.67m (9'8" x 8'9") Situated to the rear. Bathroom Having a modern suite comprising a panelled bath with over-bath plumbed shower and glazed shower screen, pedestal washbasin with wall mounted vanity cupboard, low level wc, halogen lighting, extractor fan, original external sash window, modern tiling and tiled floor. Shower Room With a corner shower cubicle and plumbed shower, corner wash hand basin with monobloc mixer tap, low level wc, modern splash tiling to all walls and extractor fan.

12 Grove Gardens, Headingley, Leeds, LS6 4EG

SECOND FLOOR Attic Bedroom Three 4.41m x 4.05m (14'5" x 13'3") maximum – measured into the eaves area beneath the timber purlin Situated to the front of the house and having a large dormer window. Attic Bedroom Four 4.41m x 3.38m (14'5" x 11'1") maximum – measured into the eaves area beneath the timber purlin Situated to the rear and having a dormer window along with a large recess over the stairs which is not included in the measurements above, ideal for a wardrobe. BASEMENT The basement is positioned under the lounge. This has been partially converted having had the floor lowered to create good head room (suitable for living accommodation) and tanked and partially dry-lined. There is a built-in cupboard, and a uPVC door and window. From the basement is access to the cellar area under the kitchen. OUTSIDE There is a small forecourt garden which leads out onto the cul-de-sac, where there is unrestricted parking, subject to availability. Further parking is available on the unmade road at the end of the terrace as well as on Grove Road – selective yellow lines. To the rear of the house is an enclosed yard area suitable for sitting out, barbecues, etc. Steps lead down to the basement.

PROPERTY MISDESCRIPTIONS ACT 1991 – PLEASE NOTE CAREFULLY These particulars have been prepared for guidance only. We have not carried out a detailed survey, nor tested the services, appliances or specific fittings. Floor plans are not drawn to scale unless

stated, measurements and distances are approximate only. Do not rely on them for carpets and furnishings. Photographs are not necessarily current and you should not assume that contents shown are included in the sale,

DIRECTIONS From the centre of Headingley on the A660 Otley Road at the junction with North Lane, proceed north along the A660 Otley Road and turn right at the first set of traffic lights into Shaw Lane. Keep to the right as the road forks, continuing onto Grove Lane. Take the next left after the pedestrian crossing into Grove Road and Grove Gardens is immediately on the right-hand side. TENURE Freehold. SERVICES Mains gas, electricity, water and drainage are connected and were working at the time of our inspection. APPLIANCES Please note that if any appliances are included in the sale these will not have been tested by Moores Estate Agency and we provide no warranty or guarantee thereon. COUNCIL TAX BAND Band D. VIEWING ARRANGEMENTS Please contact our Leeds office. OFFICE HOURS The office is open 9am – 5.30pm Monday to Friday, 9am – 5pm Saturday, and 10.30am – 4pm on Sunday. Escorted viewings and free valuations can also be conducted outside these hours by arrangement. PURCHASING PROCEDURE Once you are interested in purchasing this property please contact our office to make your offer and register your interest. 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. SALES PARTICULARS Version No 1.3/JM.