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"Viewing of this 3 bedroomed semi detached property is essential to fully appreciate the well presented accommodation on offer with outstanding views to the rear. Forming an ideal purchase for the young and growing family, the property is conveniently placed a short walking distance from well regarded local schooling and the amenities within Linthwaite and is approximately 4 miles from Huddersfield town centre. The property features a gas fired central heating system and uPVC double glazing with low maintenance gardens to the front and rear and the benefit of off road parking and a detached garage. The property is well worthy of an internal inspection which comprises in brief:- kitchen, dining room, entrance hall, lounge, first floor landing, 3 bedrooms and bathroom and a lower ground floor utility.

GROUND FLOOR: Kitchen 9'0' x 9'0' (2.74m x 2.74m) A uPVC entrance door gives access to the kitchen which is part tiled to the walls and comprising of a range of wall and base units with laminated working surfaces over, a stainless steel sink unit with side drainer and mixer tap, integrated 4 ring electric hob, extractor over, integrated electric oven and integrated fridge. The kitchen also has wood laminate flooring, a central heating radiator and a uPVC double glazed window and is open to the:- Entrance Hall Having a uPVC external door to the side of the property. The entrance hall has a continuation of the wood laminate flooring from the kitchen, an understairs storage cupboard, a central heating radiator, a fitted cloaks cupboard, ceiling coving and a staircase rising to the first floor. An archway gives access to the:- Dining Room 9'2' x 8'11' (2.79m x 2.72m) Being situated to the front of the property and having ceiling coving, a uPVC double glazed window and a central heating radiator. Lounge 12'8' x 12'2' (3.86m x 3.71m) Being situated to the rear of the property and having a living flame gas fire with marble effect hearth and back cloth and a timber surround, ceiling coving, 2 wall light points, dado rail decor, a central heating radiator and a uPVC double glazed window allowing extensive views across the valley. LOWER GROUND FLOOR: Utility 18'6' max/12'3' min x 12'8' (5.64m max/12'3' min x Being accessed via a uPVC external door and being an ideal storage area and having plumbing for an automatic washing machine, a wall mounted Valiant combination boiler and a uPVC double glazed window. The utility area has the potential of being converted to further living accommodation subject to the necessary consents. FIRST FLOOR: Landing Having ceiling coving, a uPVC double glazed window and a loft access point which gives access to the part boarded and insulated loft which is accessed via a pull down ladder and is ideal for storage. Bedroom 1 11'8' x 11'4' inc wardrobe (3.56m x 3.45m inc ward Being situated to the rear of the property and taking advantage of the far reaching views to the rear by the uPVC window, this bedroom also has a central heating radiator, dado rail decor, ceiling coving, fitted sliding wardrobes and fitted drawers. Bedroom 2 10'2' x 12'7' (3.10m x 3.84m) Being situated to the front of the property and having a range of fitted wardrobes and cupboards. This bedroom also has laminate flooring, a central heating radiator and a uPVC double glazed window. Bedroom 3 9'0' x 7'1' (2.74m x 2.16m) Being situated to the rear of the property, again taking full advantage of the far reaching views by the uPVC double glazed window and being furnished with a bed, wardrobe, under bed storage and a desk. Bathroom Being fully tiled to the walls and being furnished with a 3 piece suite incorporating a panelled bath with electric triton shower over and shower screen, pedestal hand wash basin and a low flush wc. The bathroom also has a uPVC double glazed window and a chrome ladder style central heating radiator. OUTSIDE: To the front of the property is a low maintenance paved area with flowerbed borders and a single detached garage providing further off road parking. To the rear of the property is a low maintenance good sized garden which comprises of a decked and paved seating area enclosed by timber fencing. PROPERTY MISDESCRIPTION ACT 1991
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"