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SUMMARY
*Guide Price ?160,000 - ?170,000* Deceptively spacious three double bedroom cottage with two 17ft reception rooms, 16ft kitchen diner, cellar space, en-suite shower and dressing room to the master bedroom, good sized family bathroom, raised decked balcony? don't miss it.. view today!


DESCRIPTION
*Guide Price ?160,000 - ?170,000* Situated just off Kilpin Hill Lane is this beautiful well-presented and proportioned three bedroom cottage (which was originally two properties now knocked into one) benefiting from three double bedrooms with the master bedroom being 15ft and having its own en-suite shower and dressing room.. why not! Also having two 17ft reception rooms, a stunning 16ft kitchen diner with integrated appliances, two open fireplaces, cellar space for storage, a 8ft family bathroom with four piece suite including a Jacuzzi style bath to indulge yourself with. To the exterior there is a raised decked balcony to enjoy those summer evening on and a small outdoor space that the current owners use for parking. The current owners have lovingly restored this beautiful cottage to its former glory and have done all the hard work for you to enjoy. Being close to all amenities and local town centres.. do not let this one get away? view today to avoid disappointment!

Entrance Porch 
Combit door to the front, double glazed windows to the side and lounge, tiled flooring.

Kitchen Diner 8' Max x 14' 4" Max ( 2.44m Max x 4.37m Max )
Modern fitted kitchen with a range of wall and base mounted units with complimentary work surfaces over with under unit lighting, porcelain sink drainer with mixer tap, splashback tiling, five ring gas hob, double electric oven, wall mounted cookerhood, plumbing for washing machine and dishwasher, integrated fridge freezer, cupboard housing the boiler, gas central heating radiator tiled flooring, beams to the ceiling, stone and brick built open fireplace and surround with multi fuel burner, door to porch, stairs to landing, double glazed window to the front and side.

Reception Two 17' Max x 11' Max ( 5.18m Max x 3.35m Max )
Double glazed window to the rear and porch, gas central heating radiator, door to cellar and lounge.

Lounge 17' 8" Max x 15' 5" Max ( 5.38m Max x 4.70m Max )
Double glazed windows to the front and rear with the rear having views across Heckmondwike, Mirfield and beyond, beams to the ceiling, door to utility cupboard (which has power and light with worktop) gas central heating radiator, telephone & TV points, stone and brick built open fireplace with a multi fuel burner.

Cellar Space 
Ideal for storage with power and light. Also houses the meters.

First Floor Landing 
Double glazed window to the side, gas central heating radiator, built in storage cupboard, doors to all rooms, Access to loft space via drop down ladder, part double glazed upvc door to decked balcony.

Master Bedroom 15' 6" x 12' 4" ( 4.72m x 3.76m )
Double glazed window to the rear with views across Heckmondwike, Mirfield and beyond, gas central heating radiator, TV point, door to en suite/shower room and dressing room.

En Suite Shower Room 
Double shower cubicle with wall mounted shower, wash hand basin with mixer tap, low level flush WC, tiled walls and floor and gas central heating radiator.

Bedroom Two  13' 6" Max x 11' Max ( 4.11m Max x 3.35m Max )
Double glazed window to the side, gas central heating radiator and beams to the ceiling.

Bedroom Three 9' 1" Max x 9' Max ( 2.77m Max x 2.74m Max )
Double glazed window to the front, gas central heating radiator and beam to the ceiling.

Family Bathroom 8' 9" x 7' 6" ( 2.67m x 2.29m )
Double glazed window to the front, corner Jacuzzi style bath with mixer taps and shower attachment, extractor fan, gas central heating radiator, low level flush WC and splashback tiling.

Exterior 
To the front of the property is a stone cobbled area used for parking, outside lighting. The property also benefits from a raised decked balcony.



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 SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.