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"An internal inspection is the only way to fully appreciate this extremely well presented semi detached home. Situated in an ever popular location close to well regarded schooling, Batley Sports Centre and within easy access of Birstall town centre and all the amenities afforded there together with access to the M62 motorway network for those needing to commute. The property has been upgraded by the current Vendor and features recently installed uPVC double glazing, a modern conservatory extension to the rear, gas fired central heating, security alarm, enclosed gardens, ample off road parking and extensive garaging facilities. The accommodation would make an ideal family home and has a layout which comprises in brief: Entrance hall, good sized lounge, separate dining room, modern kitchen with integrated appliances, conservatory, 3 first floor bedrooms, house bathroom and separate wc.

GROUND FLOOR: Entrance Hall Accessed via a uPVC double glazed exterior door and having a staircase rising to the first floor and a door accessing the lounge. Lounge 17'3' max x 13'6' (5.26m max x 4.11m) This well presented reception room overlooks the front of the property and has a uPVC double glazed window to the front elevation, central heating radiator, ceiling coving and a contemporary fireplace to one wall with back cloth and hearth and an inset coal effect gas fire. Double doors give access into the dining room. Dining Room 11'4' x 10'6' (3.45m x 3.20m) A good sized second reception room having a central heating radiator, laminate flooring and French doors giving access into the conservatory. Conservatory This modern conservatory was replaced in uPVC in recent years and has laminate flooring and uPVC double glazed French doors giving access to the rear garden. Kitchen 10'5' x 8'10' (3.18m x 2.69m) Fitted with a good range of modern matching wall and base units with complementary tiled splashbacks and working surfaces over inset into which is a 1? bowl stainless steel sink unit with side drainer and mixer tap and drainer. Also inset into the working surface is a 5 ring gas hob with extractor hood over and integrated eye level double oven. The kitchen also has an integrated dishwasher, a uPVC double glazed window overlooking the rear garden, a uPVC double glazed side exterior door and a useful understairs storage cupboard. FIRST FLOOR: Landing With doors accessing the bedroom accommodation and bathroom. There is pull down ladder access to a part boarded and insulated loft with electrics. Master Bedroom 12'9' x 12'0' (3.89m x 3.66m) Overlooking the front of the property and having a range of fitted wardrobes with mirror fronted sliding doors to one wall, a uPVC double glazed window and a central heating radiator. Bedroom 2 12'9' x 10'6' (3.89m x 3.20m) A second bedroom of double proportions with fitted furniture including wardrobes and over bed storage cupboards, a uPVC double glazed window overlooking the rear garden and a central heating radiator. Bedroom 3 9'4' x 7'6' (2.84m x 2.29m) Incorporating the bulk head, this good sized third bedroom overlooks the front of the property and has a double glazed window and a central heating radiator. House Bathroom Furnished with a 3 piece suite comprising panelled bath, independent walk in shower cubicle and a pedestal wash hand basin. There is tiling to the walls and floor, a uPVC double glazed window and a central heating radiator. Separate WC Furnished with a low flush wc and having a uPVC double glazed window. OUTSIDE: The property has ample off road parking facilities to the front and side by way of a block paved frontage which in turn leads to a good sized detached garage (22'3' x 14'2') with up and over door, power, lighting and water and having a working inspection pit. The rear garden is enclosed by way of fencing and is predominantly paved with patio and seating area along with a range of plants, shrubs and bushes. CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008
Bramleys, for themselves and for the Vendors or Lessors of this property, whose Agent they are, have made every effort to ensure the details given have been prepared in accordance with the above Act and to the best of our knowledge give a fair and reasonable representation of the property. Please note:
1. There is a six inch measurement tolerance, or metric equivalent, and the measurements given should not be entirely relied upon and purchasers must take their own measurements if ordering carpets, curtains or other equipment.
2. None of the mains services, i.e. gas, water, electricity, drainage or central heating system

(if any) have been tested in any way whatsoever. This also includes appliances which are to be left insitu by the vendors.
PURCHASERS MUST SATISFY THEMSELVES AS TO THE CONDITION AND EFFECTIVENESS OF ANY SUCH APPLIANCES OR SERVICES
FLOOR PLANS NOT TO SCALE - FOR IDENTIFICATION PURPOSES ONLY"