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"Being extended from its original form and providing in excess of 1750 sq ft of accommodation is this 4 bedroomed semi-detached family home. The greatest improvement has to be the hugely impressive games room with bedroom and en-suite wet room. With a few alterations this space could be utilised as a granny/teenage annexe. Externally, there are well kept and extensive garden areas as well as ample off road parking. Situated approximately 3 miles from Huddersfield town centre and is also conveniently located for access to well regarded local schooling and the M62 motorway network making the busy trading centres of West Yorkshire and East Lancashire readily accessible. The accommodation is well worthy of an internal inspection and briefly comprises:- entrance hall, lounge, dining kitchen, sun lounge, separate WC. utility room, games room, ground floor bedroom with en-suite, first floor landing, 3 further bedrooms and a house shower room. Energy Rating: C

GROUND FLOOR: Enter the property via a uPVC external door into the:- Entrance Hall Having tile effect laminate flooring, central heating radiator, ceiling coving and an under-stairs storage cupboard. Lounge 12'1'' x 11'10'' excluding bay (3.68m x 3.61m ex c Situated to the front of the property and having a living flame gas fire with marble backcloth and hearth and decorative surround. There is a uPVC double glazed bay window, central heating radiator and ceiling coving. Dining Kitchen 18'3'' max. x 13'10'' max. (5.56m max. x 4.22m max Comprising of a range of matching wall and base units with working surface over and matching up-stand. There is an inset one and a half bowl sink with side drainer and mixer tap, gas cooker point with overhead extractor, integrated fridge and dishwasher, tiled flooring, ceiling coving, a central heating radiator, fitted cupboard and a uPVC double glazed window to the side elevation. Being open into the:- Sun Lounge 11'9'' x 8'6'' (3.58m x 2.59m) Enjoying a great deal of natural light and overlooking the rear garden, this sun lounge has aluminium bi-folding doors, 2 Velux windows, ceiling spotlights, tiled flooring and a central heating radiator. Separate WC Comprising of a 2 piece white suite incorporating low flush WC and wash hand basin. The walls are partially tiled. Utility Room 13'6'' max. x 12'6'' max. / 7'7'' min. x 6'3'' min Being L-shaped and having a range of matching wall and base units with working surface over, there is plumbing for an automatic washing machine, ceiling spotlights, a circular stainless steel sink with mixer tap and a uPVC external door. Games Room 19'6'' x 13'9'' (5.94m x 4.19m) Currently utilised as a games room however could be used as a reception room for a granny/teenage annexe and has 2 Velux windows, ceiling spotlights, a uPVC double glazed window to the side elevation and underfloor heating. Bedroom 2 11'10'' x 11'8'' (3.61m x 3.56m) Having aluminium bi-folding doors out onto the rear garden, a Velux window, ceiling spotlights and underfloor heating. En-Suite Wet Room Having a low flush WC, wash hand basin with mixer tap and vanity unit beneath and a thermostatic mixer shower with rainwater shower head and 2 glass screens. The walls are fully tiled, there are ceiling spotlights and an extractor fan. FIRST FLOOR: Landing Having a loft access point, uPVC double glazed window and ceiling spotlights. Bedroom 1 13'10'' x 11'9'' including robes (4.22m x 3.58m in Located to the rear of the property this generously sized bedroom has a bank of fitted wardrobes to the alcoves, uPVC double glazed window and a central heating radiator. Bedroom 3 11'9'' x 10'2'' (3.58m x 3.10m) Having a central heating radiator, uPVC double glazed window and ceiling spotlights. House Shower Room Comprising of a 3 piece suite incorporating low flush WC, a double bowl sink with 2 mixer taps and larger than average shower cubicle. There is part tiling to the walls, tiling to the floor, a central heating radiator and uPVC double glazed window. Bedroom 4 8'7'' x 7'9'' (2.62m x 2.36m) Having a central heating radiator, ceiling coving, a uPVC double glazed window and ceiling spotlights. OUTSIDE: To the front of the property there is a well proportioned area of block paving providing off-road parking for a number of vehicles as well as mature shrubs and trees. To the rear there are extensive gardens comprising of a decked seating area with inset up lighters, purpose built fish pond with water feature and a generous laid to lawn area with mature shrubs and trees and a larger than average garden shed. FRONT ELEVATION: 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"