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SUMMARY
GUIDE PRICE ?260,000-?275,000
LOCATION! LOCATION! LOCATION! WITH WONDERFUL LONG DISTANCE VIEWS TO BOTH THE FRONT AND THE REAR OVER OPEN FIELDS IS THIS THREE/FOUR BEDROOM SEMI DETACHED FAMILY HOME IN THE POPULAR VILLAGE OF BIRDS EDGE.


DESCRIPTION
GUIDE PRICE ?260,000-?275,000
Birds Edge is a small village in the borough of Kirklees in West Yorkshire, on the edge of Yorkshire's Pennine Hills. It is approximately 6 miles (10 km) south-east from Huddersfield and about 4 miles (6 km) north-west from Penistone, between the villages of Shepley and Upper Cumberworth and is linked with the neighbouring hamlet of High Flatts.

Summary 
Rarely do properties such as Park Lane come to market. Positioned on a road with no through access is this superb three/ four bedroom semi-detached property offering spacious well-presented accommodation throughout.
The property briefly comprises an entrance lobby, sitting room, dining kitchen a conservatory, a second sitting room/bedroom four, shower room and utility room to the ground floor. To the first floor are three bedrooms and a house bathroom. Externally the property sits on a generous plot and boasts a driveway offering ample parking to the front and a beautifully presented, enclosed garden to the rear with a summer house. The garden backs onto open fields.
A viewing is highly recommended to appreciate the position, space and finish of this superb family home.


Ground Floor 


Entrance Lobby 
Enter the property to the front through a solid timber door into an entrance lobby. The lobby is carpeted, has a radiator, a carpeted staircase rising to the first floor landing and a door leading into the sitting room.

Sitting Room 12' 11" max into recess x 12' ( 3.94m max into recess x 3.66m )
A neutrally decorated room with a double glazed window to the front elevation offering superb far reaching views over the garden and fields beyond. The room is carpeted and has a radiator. There is a gas stove set upon a stone hearth within the chimney breast. A door leads into the dining kitchen.

Dining Kitchen 14' 9" x 10' 11" ( 4.50m x 3.33m )
Fitted with an excellent range of modern wall and base units with complementary work surfaces and a sink and drainer with mixer tap. Integrated appliances include an electric oven, gas hob with cooker hood extractor fan, fridge freezer and dishwasher.
The room has part tiled walls, a tiled floor, ample space for a dining table and chairs and a good sized under stairs cupboard providing storage space. Doors lead into the conservatory and into the second sitting room/bedroom four.


Conservatory 13' 6" max x 9' 10" max ( 4.11m max x 3.00m max )
The conservatory provides a very pleasant place to sit and enjoy the wonderful garden to the rear and the open aspect beyond. It has UPVC double glazed windows to the rear and sides. The roof has self cleaning properties to reduce the need for manual cleaning. The attractive blue colour of the glass enhances the view from inside to outside and helps to keep internal temperatures cool whilst still maintaining excellent light transmittance, low light reflection and high energy absorption.

2nd Sitting Room/ Bedroom Four 15' 6" x 11' 8" ( 4.72m x 3.56m )
Two steps from the dining kitchen lead into this versatile and useful room. Currently used as a second sitting room, it could also be used as a snug, playroom, fourth bedroom or easily utilised as a granny or teen suite which has direct access to the shower room and utility room.
The room is carpeted and has two radiators, recessed spotlighting, a double glazed window to the front elevation and a Velux window. Doors lead into the shower room and utility room.


Shower Room 
Fitted with a modern suite comprising of a shower tray with shower curtain, a wash hand basin and low level WC. The room has is vinyl flooring, a wall mounted heated towel rail and a double glazed window with opaque glass to the rear elevation.

Utility Room 16' 10" x 6' 4" ( 5.13m x 1.93m )
The utility room is fitted with wall units and has spaces and plumbing for a washing machine, freezer and tumble dryer with a work surfaces over. The room has vinyl flooring and a door gives access to the rear garden.

First Floor 


Landing 
The landing is carpeted and has a double glazed window to the side elevation. There is access to the loft which has a pull down ladder, is part boarded and houses the boiler. Doors give access to the three bedrooms and the house bathroom.

Bedroom One 12' 3" x 9' 11" max into recess ( 3.73m x 3.02m max into recess )
A good sized carpeted double bedroom. The main feature of the room is a cast iron fireplace. The room has a radiator and a double glazed window to the front elevation overlooking the open fields.

Bedroom Two 11' 9" x 10' 8" max into recess ( 3.58m x 3.25m max into recess )
A carpeted double bedroom with a radiator, a built in cupboard and a double glazed window to the rear elevation offering stunning views over the garden and fields beyond.

Bedroom Three 8' 2" max into doorway recess x 6' 4" ( 2.49m max into doorway recess x 1.93m )
A good sized single bedroom. The room is carpeted and has a radiator, a built in cupboard with hanging and shelving space and a double glazed window to the front elevation with far reaching views.

Bathroom 
Fitted with a modern suite comprising a bath with mixer tap and power shower over with a glass shower screen, a wash hand basin and a WC. The room has a wall mounted heated towel rail, part tiled walls, a tiled floor and a double glazed window with opaque glass to the rear elevation.


External Details 
Remote controlled, electric double gates lead into a spacious block paved front garden, offering ample space for parking. The front garden is lawned and has borders housing plants and shrubs.
A gate to the side of the property leads to the enclosed rear garden. The garden is beautifully presented with a generous lawn, a pond and vegetable plots. The spacious paved area is an ideal place to sit out and entertaining.
The garden is bordered with mature plants and shrubs and secured with fencing and hedging. It backs onto open fields with incredible far reaching views. The summer house has a veranda, a window to the front, power and lighting.
The property has the benefit of outdoor lighting to the front, side and rear.


DIRECTIONS
Leave Holmfirth via Victoria Street and bear left on to Station Road which becomes Holmfirth Road, in to the village of New Mill. At the crossroads via left on to Penistone Road. At the Sovereign Inn public house turn right on to Penistone Road and Continue forward. Just as you come in to Birds Edge turn left onto Park Lane and the property is located on the right hand side.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.