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16 Morris Lane, Kirkstall, Leeds, LS5 3JD

We think the original part of this DETACHED RESIDENCE dates back to the early 1800’s if not the previous century, with possibly Georgian but certainly Victorian, additions resulting in this spacious and

quite grand family home. The dining room's 2’ thick walls and original fireplace are reminiscent of a working artisan home around the turn of the 19th century, yet the formal drawing room and fireplace is

clearly an addition of some opulence consistent with the financial success of a Victorian Gentleman; the two offices on the mezzanine have their own access and were at one time a doctor’s Waiting and

Consulting Rooms. Today, this double fronted home has gas central heating and modern conveniences one would expect, yet there remains much of the character of bygone eras. Set within a generous

garden plot, on various levels, with lawns, vegetable plots, mature established shrubbery and trees, the elevated situation ensures privacy from passing traffic and pedestrians whilst offering plenty of natural

light despite the wooded environment. There is a double garage with parking to the front of the garages, with a formal right of way over the drive in/drive out access road of the neighbouring Trefoil Girl Guide Centre (which has limited opening hours).VIEWING ESSENTIAL TO APPRECIATE THE SPACE AND

CHARACTER ON OFFER. NO CHAIN.

Offers in the Region of £395,000

GROUND FLOOR Entrance Hall With period solid wood staircase to the first floor and mezzanine with polished balustradings, newel post and matching skirtings, panelled doors, door frames and architraves. Ornate cornice to ceiling and access to the drawing room, sitting room and the inner lobby which gives access to the dining room and kitchen as well as to the basements. Drawing Room 6.94m x 4.28m (22'9" x 14'0") Having original Victorian stripped flooring, ornate cornice, bay window, gable window and Italian marble period fireplace with open grate and fret and tiled hearth. Sitting Room 4.70m x 4.57m (15'5" x 14'11") With living flame gas fire inset to a white Adam style fire surround with tile hearth, picture rail, cornice to ceiling and centre light point. Stripped flooring and windows to the front and side elevations. TV aerial point and centre light point. Dining Room 4.70m x 3.46m (15'5" x 11'4") Being the original part of the property dating back to around 1750 and thought to have been constructed from Derbyshire gritstone from the ruins of Kirkstall Abbey. This room has an original stone fireplace with recessed wood burning stove, original built-in crockery cupboards to the side of the chimney breast, stone hearth and stone flagged floor. Picture rail, cornice to ceiling and window to gable elevation. Breakfast Kitchen 4.67m x 4.00m (15'3" x 13'1") Having a range of solid wood units with an inset stainless steel sink unit and double bowl with monobloc mixer tap and single drainer, integrated split level double oven and hob with overhead filter hood and chimney, space and plumbing for dishwasher, space for fridge/freezer, splash tiling above the work surfaces, tiled floor, window overlooking the rear footpath and garden, outside door to the rear footpath and access through to the…. Utility Room 2.31m x 1.32m (7'6" x 4'3") With plumbing for automatic washing machine, space for tumble dryer, high level window and access through to the…. Downstairs WC Having a low level wc, wash hand basin and central heating boiler cupboard. FIRST FLOOR Bedroom One 4.32m x 4.60m (14'2" x 15'1") Including the en suite and having a stripped floor, front window with views over the valley, cornice to ceiling and centre light point. En Suite Has a low level wc, pedestal washbasin, shower cubicle, full ceramic wall tiling and ladder radiator. Bedroom Two 4.55m x 3.57m (14'11" x 11'8") With original stripped floor, gable window and period fireplace. Bedroom Three 4.56m x 3.66m14'11" x 12'0") overall Having original period fireplace in stone surround and having gable window overlooking Morris Lane. Bathroom/WC 3.21m x 2.25m (10'6" x 7'4") With a panelled bath and plumbed shower over and shower curtain, pedestal washbasin, low level wc, splash tiling to the shower area and timber wainscoting to the remainder of the room. Office One 3.92m x 2.98m (12'10" x 9'9") Having windows to two elevations and a door leading out to the driveway. This was originally a doctor’s waiting room which has an adjoining door to…. Office Two 3.13m x 3.92m (10'3" x 12'10") Which was the doctor’s consulting room and which has a window overlooking the rear garden. Connecting door with two steps to a mezzanine level and the main house staircase. ATTIC 8.18m x 2.60m (26'10" x 8'6") With a permanent staircase from the first floor and having two Velux windows and standing room of 1.90m (6'2") to the apex. Crouching down and dipping under a purlin takes you to the…. Workshop Area 7.71m x 5.00m (25'3" x 16'4") overall Again has a Velux window and 1.95m (6'4") standing room at the apex. CELLARS There is a vaulted cellar under the property with an original stone cold slab for dairy products and meats.

16 Morris Lane, Kirkstall, Leeds, LS5 3JD

OUTSIDE There are gardens to three sides of the property which comprise a mix of lawns, flowering beds and borders, mature trees and shrubbery, vegetable plots, fruit trees including cherry, crab apple, hazel and damson, patio area, garden shed and greenhouse. There is a double garage with a concrete floor and an inspection pit which has both power and light. The garage was re-roofed approximately 17 years ago. To the rear of the garage is a garden shed. In front of each garage there is a parking space for a car which gives access to the driveway. The drive is owned by the Trefoil Girl Guide Centre but there are formal rights of way in the title deeds for No 16 to access the driveway off Morris Mount and to exit via the gateway on Morris Lane.

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,

Awaiting EPC

DIRECTIONS From the junction of the A65 Kirkstall Road/Abbey Road and Kirkstall Lane, by Morrisons, the new Kirkstall Bridge Shopping Park (M&S Food Hall) and Bridge Road, proceed up Kirkstall Lane with the sports centre on your left and at the first set of traffic lights turn left into Morris Lane. Continue past St Stephens Church on the right and this property can be found on the right-hand side, elevated between Park Mount to the east and Morris Mount to the west. Access is either via the pedestrian gate at the bottom of Park Mount or via the Trefoil Centre driveway off Morris Mount. Please view via the main front door to the house fronting Morris Lane. TENURE Freehold. SERVICES Mains gas, electricity, water and drainage are connected and were working at the time of our inspection. There are two sewers to the property, one to the front and one to the rear. A number of the windows are secondary double glazed. 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 E. 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. SALES PARTICULARS Version No 1/JM.