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"Substantially extended from its original form by way of a most spacious orangery to the rear which is open plan to the dining kitchen, thus providing a superb family living space. Boasting three double bedrooms, the property is further enhanced by two bathrooms, uPVC double glazing, gas fired central heating and cavity wall insulation. Having integral single garaging, car port and additional parking. The property is located in this popular semi rural location approximately four miles from Huddersfield town centre. Only by a personal inspection can one truly appreciate the size, quality and setting of this outstanding family home.

GROUND FLOOR: Entrance Hall A uPVC side entrance door with leaded and coloured glass double glazed panels gives access to the main entrance hall having a central heating radiator, dado rail decor, ceiling coving, telephone point and ceramic tiled flooring to the immediate entrance. Lounge 19'6' x 10'6' (5.94m x 3.20m) A most spacious family lounge having oak flooring, gas and coal effect living flame fire set onto a marble effect hearth with fire surround and mantle. There are two central heating radiators, two wall lights points and uPVC double glazed window to the front. Dining Kitchen 20'6' x 9'2' (6.25m x 2.79m) Having a range of matching modern floor and wall units with laminated working surfaces and having a range of integrated appliances including AEG four ring gas hob with overhead extractor fan and light, in-built double oven and grill, dishwasher, Asterite sink unit with mixer taps and side drainer, wood effect laminate flooring, central heating radiator and uPVC double glazed window. The dining area has access to the built-in understairs storage area and is then open plan to the orangery. Orangery 19'6' x 8'9' (5.94m x 2.67m) A most spacious and versatile room which is peacefully situated at the rear of the property and having a central heating radiator, wood effect laminate flooring, uPVC double glazed window and French doors leading directly onto the rear patio. There is also pelmet sunken low voltage lighting to all four walls, fully glazed ceiling and an access door to the integral garage. Bedroom 9'6' x 10'0' (2.90m x 3.05m) Situated to the front of the property and having a central heating radiator, uPVC double glazed window and ceiling coving. Family Bathroom Being part tiled to the walls and having a 3 piece suite comprising toilet, pedestal wash basin and panelled bath with overhead shower and shower rail. There is also a central heating radiator, full tiling to the shower area and a uPVC double glazed window. FIRST FLOOR: Landing A staircase rises to the first floor landing which has spindle rail balustrading, dado rail decor and ceiling coving. Master Bedroom 22'8' x 9'5' (6.91m x 2.87m) A most spacious master bedroom has a central heating radiator, feature bed head spotlights, uPVC double glazed window to the side and to the dressing area are fitted five door robes with hanging and shelving facilities, drawers units, Velux window again having six inset spotlights and a loft access point having a retractable access ladder leading to the part boarded loft with electric lighting. Bedroom 3 10'6' x 11'10' (3.20m x 3.61m) Having a central heating radiator, uPVC double glazed window and ceiling coving. Shower Room Being fully tiled to two walls and tiled to the floor and having a three piece white suite comprising low flush toilet, semi pedestal wash basin and double width walk-in shower cubicle housing the Mira shower. There is also sunken low voltage lighting, central heating radiator and uPVC double glazed window. OUTSIDE: To the front is a lawned garden with flowerbed borders, tarmacadam driveway with adjacent car port with additional parking for ? vehicles (drive and car port). There is an external water tap and coach light. There is an integral garage (18'4' x 9'10') and has an up and over door, power and light points and plumbing for an automatic washing machine. 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"