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A spacious two double bedroom townhouse, that's been recently upgraded with a stylish replacement kitchen, and is set within pleasant lawned gardens. Ideally located close to excellent schools, shops and bus routes. This charming home is ready to move straight in to, and is certain to be of interest to a wide range of buyers. An early viewing is essential.

FLOORSPACE: 862 SQ FT

Introduction
A recently refurbished two double bedroom townhouse, that provides bright, spacious and stylish living accommodation that's ideal for a wide range of buyers. Set within pleasant gardens to the front and rear, Beckhill Approach briefly comprises; entrance hall, attractive sitting room with an archway leading to the dining room. Stylish refitted breakfast kitchen. To the first floor are two generously proportioned double bedrooms, and a family bathroom. Brick built store to the rear, lawned gardens to the front and rear.

Meanwood is a pleasant residential district on the favoured northern side of Leeds, with the attractions of outstanding schools, a Waitrose supermarket, independent shops and regular bus services to Leeds centre, as well as mature local woods with established walks and extensive playing fields also nearby.

Accommodation
PVCu double glazing and gas central heating, including a condensing combination boiler fitted in 2024.

To the ground floor: Entrance hall
Part obscure glazed PVCu front entrance door, with obscure glazed windows to either side. Staircase to the first floor, ceiling light and wood effect flooring.

Attractive sitting room 12 ft x 11 ft
A pleasant main reception room, with a wide window to the front, ceiling light and wood effect flooring. Leading to:

Dining room 11 ft x 9 ft 10
Wide window overlooking the rear garden. Ceiling light, coving and wood effect flooring.

Stylish refitted breakfast kitchen 18 ft 2 x 8 ft
Newly refitted, with an attractive range of high gloss base and wall cupboards, with wood effect work surfaces and part tiled walls. Integrated electric hob with extractor over and oven beneath. Space for a fridge freezer, plumbing for a washing machine. Stainless steel sink unit with a mixer tap. Useful understairs store. Two ceiling lights. Space for a breakfast table.

To the first floor: Landing
Ceiling light, access to the loft. Useful storage cupboard.

Bedroom 1 16 ft 3 x 9 ft 6
A spacious double bedroom, with a wide window to the front. Ceiling light and useful storage cupboard.

Bedroom 2 12 ft 3 x 10 ft 9
A further well proportioned double bedroom, with a window to the rear. Ceiling light and dado rail.

Bathroom
Two obscured windows to the rear. Panelled bath with Triton electric shower over and screen to the side. Low suite wc and pedestal wash basin. Fully tiled walls and floor. Recessed ceiling spotlights.

Outside
The property is approached from the front by a paved path and steps, leading through the lawned garden to the front entrance. Stocked flower bed. To the rear is an enclosed garden with brick built store, paved patio and lawn.

Agent's notes: The property is freehold. All mains services are provided. Viewing strictly by appointment only. Council tax band:A.

Conveyancing: We have conducted a survey of over forty conveyancers in the Leeds area. We used these results to appoint local solicitors to our panel. All were placed in the best eight for lowest fees. As well as offering good value for money, they are very reliable, quick and effective. Please call us for details.

Residential & buy-to-let mortgages: We can help you whatever your requirements and circumstances, whether you are a first time buyer, or wishing to remortgage to a preferential rate. We have appointed an excellent local independent mortgage consultant, authorised and regulated by the Financial Services Authority. They can provide preferential financial products, from major names, which are not available through other channels.

Are you selling? We offer free, no obligation valuation and market appraisals. Please call us on . Just £1234 including VAT to sell your property.

These particulars, whilst believed to be accurate, are set out as a general outline and are only intended as guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person employed by Morfitt Shaw Estate Agents Leeds has the authority to make or give any representation or warranty in respect of the property. Photographs are reproduced for general information and it must not be inferred that any item shown is included for sale with the property. Prospective purchasers are advised to inspect the property and commission an expert report where appropriate.

Big enough to impress, small enough to care.