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"Occupying a pleasant cul-de-sac position is this immaculately presented 2 bedroomed semi-detached property. Constructed in 2012 by Persimmon Homes the property would make an ideal purchase for the first time buyer or professional couple alike and has accommodation arranged over 2 levels. Having an en-suite facility to the master bedroom it is situated in the popular area of Birkby which is conveniently located for access to an array of amenities in the nearby village of Birkby while still only being 1 miles from Huddersfield town centre. Externally there is a double width driveway to the front providing off road parking for 2 cars as well as a landscaped garden to the rear. An early internal inspection is highly recommended to appreciate the accommodation which comprises in brief:- entrance hall, separate wc, lounge, kitchen diner, first floor landing, house bathroom, 2 bedrooms and an en-suite shower room. Energy rating: C

GROUND FLOOR: Enter the property through an external door into the:- Entrance Hall Separate WC Comprising a 2 piece white suite incorporating a low flush wc and pedestal wash hand basin with mixer tap and tiled splash back. There is a central heating radiator and uPVC double glazed window. Lounge 14'1' x 10'1' (4.29m x 3.07m) This well proportioned reception room has a central heating radiator, uPVC double glazed window and an under stairs storage cupboards. Kitchen Diner 13'3' x 7'9' (4.04m x 2.36m) Comprising a range of matching wall and base units with working surface over and matching up stand, a stainless steel sink with side drainer and mixer tap, a 4 ring gas hob with electric oven beneath and overhead extractor. There is space for a fridge or freezer, a uPVC double glazed window, uPVC double glazed French doors and a central heating radiator. FIRST FLOOR: Landing Having a loft access point. Bathroom Comprising a 3 piece white suite incorporating a low flush wc, pedestal wash hand basin and panelled bath with mixer tap. There is a central heating towel rail, part tiling to the walls, a uPVC double glazed window and extractor fan. Bedroom 1 12'2' x 10'1' excluding fitted wardrobes (3.71m x Having a central heating radiator, uPVC double glazed window and a bank of fitted wardrobes to 1 wall. En-suite Shower Room Comprising a modern 3 piece white suite incorporating a low flush wc, pedestal wash hand basin with mixer tap and a shower cubicle with thermostatic mixer shower. There is a central heating towel rail, a uPVC double glazed window, extractor fan and part tiling to the walls. Bedroom 2 9'8' x 6'9' (2.95m x 2.06m) Situated to the rear of the property and having a central heating radiator and uPVC double glazed window. OUTSIDE: To the front of the property there is a tarmacadam driveway with parking for 2 cars and to the rear there is a landscaped garden comprising of a lawned area and flagged seating area. 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"