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"This is a wonderfully sized semi detached property which has 2 well proportioned reception rooms plus kitchen and 2 double bedrooms (one with built in wardrobes) plus study/box room and modern 4 piece bathroom suite. Having uPVC double glazing and gas fired central heating, it has a block paved forecourt to the front providing off road parking whilst to the rear there are good sized patio and lawned gardens which enjoy views over towards the hills of Southowram. Access to the centres of Halifax, Elland and Huddersfield and the M62 motorway network is also readily available. It must be stressed that whilst this is a 2 bedroomed property, it is in equivalent size to many 3 bedroomed semi detached homes.

GROUND FLOOR: Enter the property via a uPVC exterior door with decorative glazed inserts into the entrance lobby. Entrance Lobby Having a central heating radiator. Lounge 14'7' max x 12'0' max (4.45m max x 3.66m max) Having a living flame coal effect gas fire set to a timber surround with marble effect interior and hearth, central heating radiator and ceiling coving. Dining Room 10'5' max x 10'0' max (3.18m max x 3.05m max) Having a central heating radiator and laminate flooring. There is a very useful understairs storage cupboard which has a light and houses the central heating boiler. French doors from the dining room lead out to the rear gardens. Kitchen 10'0' x 7'0' (3.05m x 2.13m) Fitted with a range of modern matching wall and base units with complementary tiled splashbacks and laminated working surfaces over inset into which is a circular stainless steel sink unit with matching drainer and mixer tap. There is an electric cooker point and the kitchen has a pleasant view over the gardens and beyond to the rear elevation. FIRST FLOOR: Landing Having a central heating radiator and doors accessing the bedroom accommodation and bathroom. Bedroom 1 12'0' x 9'0' (3.66m x 2.74m) The latter measurement having been taken to the front of the bank of built in wardrobes and cupboards across one wall. There is a central heating radiator and window to the front elevation. Bedroom 2 10'1' max x 9'9' max (3.07m max x 2.97m max) Having a central heating radiator and window enjoying views over the rear garden and beyond. Study/Box Room 5'11' x 5'6' plus 3'3' x 2'8' (1.80m x 1.68m plus Having a central heating radiator and a window to the side elevation. Bathroom Furnished with a 4 piece suite in white comprising panelled bath, pedestal wash hand basin, low flush wc and shower cubicle. There is a central heating radiator and window to the rear elevation. OUTSIDE: There is a block paved forecourt providing off road parking. The block paving then continues down the side of the property leading around to the rear garden where there is a good sized lawn and patio garden and a single detached garage. Note: The width of the pathway to the side does not allow for vehicular access to the garage. 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"