Merlin Court, Batley, WF17 0RG

An exciting opportunity to purchase this detached property, which offers fantastic potential to create a superb family home. Occupying a quiet cul-de-sac position within this highly sought-after location, the property enjoys a superb outlook with far-reaching views and must be viewed to be fully appreciated. Ideally situated for easy access to a range of local amenities, the property is also just minutes from Junction 27 of the M62 motorway network, making it ideally placed for commuters. The accommodation briefly comprises an entrance porch, cloakroom/WC, kitchen, impressive 20ft lounge, conservatory, three double bedrooms, bathroom, shower room and a generous 17ft utility room. The property offers considerable potential for further development and could, subject to the necessary planning permissions, be reconfigured to create a four-bedroom family home. The spacious utility room also provides an exciting opportunity to be converted into a self-contained annex, subject to the relevant planning and building regulations. Externally, the property benefits from a driveway providing parking and leading to a good-sized single garage. To the rear is a spacious garden featuring a generous variety of established shrubs and plants, together with a paved patio area, providing an excellent space for outdoor entertaining and relaxation. Early viewing is highly recommended to appreciate the property's position, views and considerable potential.

ENTRANCE PORCH An external door leads into the entrance porch. Tiled floor and French doors lead into the entrance hallway.

ENTRANCE HALLWAY Useful storage cupboard. Staircase leads to the lower floor.

CLOAKS/ WC Wash hand basin and low flush WC. Tiled floor and walls.

KITCHEN 13' 1" x 10' 0" (3.99m x 3.05m) The kitchen has a fitted range of wall and base units inset sink and complementary work surfaces including breakfast bar. Electric oven, gas hob and extractor over.

LOUNGE/ DINER 20' 11" x 20' 1" (6.38m x 6.12m) This spacious and light room has wonderful views. Gas fire.

CONSERVATORY 8' 0" x 6' 0" (2.44m x 1.83m) Tiled floor and views.

LOWER GROUND FLOOR HALLWAY Useful storage cupboard.

BEDROOM ONE 21' 2" x 12' 0" (6.45m x 3.66m) The generously sized main bedroom has the benefit of built in mirrored wardrobes This room could potentially be converted into two separate bedrooms, subject to obtaining the necessary planning permissions and approvals.

BEDROOM TWO 13' 6" x 8' 1" (4.11m x 2.46m) Double bedroom.

BEDROOM THREE 10' 6" x 8' 5" (3.2m x 2.57m) Double bedroom.

BATHROOM 9' 5" x 7' 0" (2.87m x 2.13m) The bathroom contains a three piece suite comprising of low flush WC, wash hand basin and bath. Tiled walls and floor.

SHOWER ROOM Shower cubicle.

UTILITY ROOM 17' 2" x 7' 11" (5.23m x 2.41m) This good sized utility room features wood effect units, with space for a fridge freezer and plumbing for a washing machine and tumble dryer. Subject to obtaining the necessary planning consents, the room also offers potential to be converted into a separate annex, providing an exciting opportunity for additional accommodation or independent living space.

EXTERNAL The property benefits from a private driveway providing access to the garage, with a paved area and established shrubbery to the front. To the rear is a generous enclosed garden, featuring a paved patio area, mature shrubs and a variety of established plants. The garden extends to the side of the property, where further mature planting and greenery create a pleasant and private outdoor space.

ADDITIONAL INFORMATION Council Tax - Band E

Tenure - Freehold

By law, we are required to conduct anti-money laundering checks on all potential buyers and sellers, and we take this responsibility very seriously. In line with HMRC guidelines, our trusted partner, Coadjute, will securely manage these checks on our behalf. Once an offer is accepted (subject to contract), Coadjute will send a secure link for you to complete the biometric checks electronically. A non-refundable fee of £30+ VAT per person will apply for these checks, and Coadjute will handle the payment for this service. These anti-money laundering checks must be completed before we can send the memorandum of sale to the solicitors to confirm the sale. Please contact the office if you have any questions in relation to this.