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"Being beautifully presented throughout is this 3 bedroomed semi detached property situated in the popular residential district of Fixby. Being located approximately 2 miles from Huddersfield town centre and equidistant to junctions 24 and 25 of the M62, the property is handily located for those wishing to commute to the major trading centres of West Yorkshire and East Lancashire. Having modern fitted kitchen and bathroom and integral garage, the property is further enhanced by gas fired central heating, uPVC double glazing and cavity wall insulation. The property would make an ideal purchase for those with a young and growing family and must be viewed internally to appreciate the size, quality and position of this family home. Energy Rating: D

GROUND FLOOR: Entrance Hall Enter the property via a uPVC external door with leaded and stained glass double glazed panel into the entrance hall. Having a central heating radiator, sunken low voltage lighting, ceiling coving, a staircase rising to the first floor and wood effect laminate flooring. Lounge 13?2? x 11?7? (42'8' x 36'1') Having a gas and coal effect living flame fire set to a marble hearth and back cloth in a Minster style fireplace. There is uPVC double glazed bay window to the front elevation, ceiling coving and a central heating radiator. Dining Room 11?3? x 9?8? (36'1' x 29'6') Peacefully situated to the rear of the property and having a central heating radiator, ceiling coving, wall light point and uPVC double glazed French doors leading directly out to the rear gardens. Kitchen 8?8? x 8?1? (26'3' x 26'3') Fitted with a range of matching modern wall and base units with concealed lighting to the wall units and complementary laminated working surfaces inset into which is a stainless steel sink unit with mixer tap and side drainer. There are integrated appliances to include a 4 ring gas hob with built in oven and grill and over head extractor fan and light and a fridge. Having low level LED lighting, a uPVC double glazed window, a built in pantry cupboard and a uPVC access door leads into the side entrance vestibule. Side Entrance Vestibule Having a central heating radiator, uPVC double glazed windows and access into the integral garage. Integral Garage 19?1? max x 12?8? max (62'4' max x 39'4' max) Having an up and over door, power and light points, space and plumbing for an automatic washing machine and venting for a tumble dryer. There is a water tap, a ceramic sink unit with side drainer and a private side access door leading directly into the rear gardens. FIRST FLOOR: Landing Having a uPVC double glazed window and doors accessing the bedroom accommodation and bathroom. Master Bedroom 14?5? to bay x 11?5? max inc robes (45'11' to bay Having a range of full width modern 8 door fitted robes providing hanging and shelving facilities and integral drawer units. There is a uPVC double glazed window to the front elevation, ceiling coving, central heating radiator and a loft access point. Bedroom 2 12?5? x 11?4? inc robes (39'4' x 36'1' inc robes Having fitted 5 door robes with hanging and shelving facilities, a centre drawer unit with vanity light above, a central heating radiator, a uPVC double glazed window and ceiling coving. Bedroom 3 8?1? x 7?5? (26'3' x 23'0') Positioned to the front of the property and having a uPVC double glazed window and a central heating radiator. Bathroom Beautifully presented and being fully tiled to the walls, the bathroom is furnished with a 3 piece suite in white comprising low flush wc, pedestal wash hand basin and shower bath with mixer taps, overhead shower with rain water head and glazed shower screen. There are sunken low voltage lighting, ladder style heated towel rail, uPVC double glazed window and a wall mounted electric shaver point. OUTSIDE: To the front of the property there is a tarmacadam driveway with adjacent lawned gardens and flower borders and there is external lighting. To the rear can be found a flagged patio with raised lawned gardens being bordered by mature trees, bushes and Laurels and an ornate Victorian style lamp stand. 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"