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"***** NO CHAIN ***** VIEWING IS ESSENTIAL to appreciate the size of this DECEPTIVELY SPACIOUS THREE BEDROOM STONE BUILT SEMI DETACHED property which has gas central heating (new boiler fitted August 2011) and double glazing. The accommodation briefly comprises: entrance vestibule, lounge and dining room

(both having feature fire surrounds), archway to kitchen, storage cellar, staircase and landing, three bedrooms, three piece bathroom suite. To the outside there is a lawned garden to the rear, driveway to the side and garage with power and light. Located close to Birstall Town Centre, the property is conveniently placed for easy access to neighbouring towns and cities and the nearby motorway network. In our opinion, this property could be occupied with the minimum of expense.

ENTRANCE VESTIBULE Front entrance door. Gas central heating radiator. Stairs to first floor. LOUNGE 4.72m x 4.52m

(15'6' x 14'10') PVCu double glazed window to front. Fireplace surround with cast iron inset and Living Flame gas fire. Coving and dado rail. Point for T.V aerial and wall light points. Gas central heating radiator. LOUNGE DINING ROOM 4.93m x 3.56m

(16'2' x 11'8') PVCu double glazed window to side. Laminate flooring. Fireplace surround with tiled back and hearth and Living Flame electric fire. Dado rail. Gas central heating radiator. Entrance door to rear garden. Archway to kitchen. Access to cellar. KITCHEN 2.84m x 1.68m

(9'4' x 5'6') PVCu double glazed window to rear. Laminate flooring. Range of wall and base units with inset stainless steel sink unit. Gas cooker. Plumbed for automatic washing machine. CELLAR Useful extra storage area. STAIRCASE AND LANDING Access to loft. BEDROOM ONE 3.68m x 3.66m

(12'1' x 12'0') Feature fireplace surround with cast iron inset. PVCu double glazed window to rear. Gas central heating radiator. BEDROOM TWO 4.65m x 3.56m

(15'3' x 11'8') Feature fireplace surround. PVCu double glazed window to front. Gas central heating radiator. BEDROOM THREE 3.53m x 2.06m

(11'7' x 6'9') PVCu double glazed window to front. Gas central heating radiator. BATHROOM PVCu double glazed window to rear. Gas central heating radiator. Part tiled and part wood panelled walls. Laminate flooring. EXTERIOR - REAR Lawned area to rear. Garden storage shed. Patio area. Garage with power and light. Driveway to side. FLOOR PLAN DIRECTIONS From Birstall Town Centre proceed down Smithies Lane and turn left at the traffic lights onto Huddersfield Road. Take the second right into Brookroyd Lane where number 44 will be found on the left hand side and is signified by our For Sale board. Photographs are for illustration only and may depict items which are not for sale or included in the sale of the property. Note: The above measurements are approximate and for guidance only; please note that these details are compiled from observations and information supplied by our vendors. A details survey has not been carried out. Measurements may have been taken with an electronic measure and whilst we believe to be a good representation, may be subject to variation or mechanical error.
PLEASE NOTE THAT IT IS NOT OUR COMPANY POLICY TO TEST SERVICES, HEATING SYSTEMS AND DOMESTIC APPLICANCES, THEREFORE WE CANNOT VERIFY THAT THEY ARE IN WORKING ORDER. THE BUYER IS ADVISED TO OBTAIN VERIFICATION FROM THEIR SOLICITOR OR SURVEYOR.
MAKING AND OFFER: If you are interested in this property, please contact us at the earliest opportunity prior to contacting a bank, building society or solicitor. Failure to do so may result in the property being sold elsewhere and could result in you incurring unnecessary costs such as survey or legal fees.

APPLICATION FEES: To reserve the property (subject to status & satisfactory references), an administration fee of ?95 + vat (?114) is payable by each person over the age of 18 who will live at the property. A referencing fee of ?25 + vat (?30) is payable at the start of the tenancy by each individual named on the tenancy agreement and by any guarantors (if applicable)."