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**** OPEN TO VIEW THIS SATURDAY 17TH JUNE BETWEEN 11AM AND 12NOON SO CALL NOW TO BOOK YOUR VIEWING SLOT ****

Peter David Properties are very pleased to present to the open market this impressive 1920‘s style four bedroom extended semi detached family home finished to a high standard.

The accommodation in brief comprises of entrance hallway, lounge, family room, quality fitted kitchen with built in appliances and dining area, to the lower ground floor is the utility room and cellar providing excellent storage space.

On the first floor are three good sized bedrooms and shower room with the fourth bedroom on the second floor having its own en suite bathroom

The property boasts lovely views, rear paved patio garden, and is situated within easy walking distance to Mytholmroyd and all the amenities it has to offer, including train station accessing Manchester and Leeds.

The village also offers good schools along with doctors surgery, dentist, bars ,restaurants and supermarkets and all just around the corner.

The property is close to popular walking and cycling routes just seconds from the front door.

Early internal viewing is highly recommended to appreciate the size and quality of this ideal family home

**** PLEASE NOTE THE EPC RATING F WAS DONE PRIOR TO THE PROPERTY BEING TOTALLY REFURBISHED BY THE CURRENT OWNERS ****

Accommodation
Front Entrance Door
Gives access into the impressive hallway with tiled flooring, spindled balustrade staircase to the first floor and access into the lounge, dining kitchen and family room

Lounge 13‘9 x 12‘4 4.19m x 3.76m
Very pleasant room with bay window to the front, decorative fire place, wall lights and double radiator

Fitted Kitchen 15‘9 x 8‘0 4.80m x 2.44m
Fitted with matching wall and base units, built in oven with gas hob and extractor hood above and giving access to the

Dining Area
Very light room forming part of the extension with velux windows and windows overlooking the brook and woodland

Family Room 20‘4 x 12‘11 6.20m x 3.94m
Excellent family room where you can all sit down and relax after your evening meal

First Floor
Landing Area
Giving access to three of the bedrooms, shower room and staircase access to the second floor rooms

Bedroom One 13‘7 x 12‘5 4.14m x 3.78m
Good sized double room with window to the front, central heating radiator

Bedroom Three 13‘10 x 12‘11 4.22m x 3.94m
Another good sized room with window to the rear, fitted wardrobes and central heating radiator

Bedroom Four Office 9‘8 x 9‘1 2.95m x 2.77m
Single bedroom currently used has an office with window to the rear, central heating radiator

Shower Room
Fitted with a three piece white suite comprising of walk in shower, wash hand basin and low flush toilet, window to the side

Second Floor
Landing Area
Giving access into bedroom two

Bedroom Two 11‘1 x 11‘1 3.38m x 3.38m
Fitted with two velux windows, central heating radiator and access into the

En Suite Bathroom
Fitted with a three piece white suite with panelled bath, wash hand basin and low flush toilet, window to the side

External Details
Garden area to the front, side pathway leads round to the rear of the property where you can gain access into the lower ground floor rooms, with porch area, utility room, store room and cellar providing excellent storage space, paved patio with views over the brook and woodland

Directions
Proceed out of Hebden Bridge towards Mytholmroyd, upon entering the centre, take your right turn signposted to Littleborough and continue along New Road following the road round towards Cragg Vale where the property will be found on your left identified by our FOR SALE board

Money Laundering
1. MONEY LAUNDERING REGULATIONS Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co operation in order that there will be no delay in agreeing the sale.
2. General While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built in furniture.
4. Services Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER PETER DAVID PROPERTIES NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

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