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"Attracting superb views and adjoining greenbelt countryside to the rear is this 4 bedroomed semi-detached family home. Having being extended from its original form and now providing most spacious accommodation. Being located in the highly sought after village of Farnley Tyas and handily positioned for local schools, Huddersfield town centre and countryside walks. The property benefits from a useful attic space accessed via a pull down ladder which is fully boarded and has under-eaves storage and Velux skylight windows. The property also has a detached double garage which has potential for conversion to a granny annexe/office subject to Local Planning Consents. There is also off road parking and a single detached garage on land rented from Kirklees. This well presented accommodation comprises in brief:- entrance hall, lounge, conservatory, spacious dining kitchen, first floor landing, 4 bedrooms, en-suite to master and family bathroom. Energy Rating: D

GROUND FLOOR: A timber and glazed external door gives access into the:- Entrance Hall Having an under-stairs storage cupboard, staircase ascending to the first floor landing, central heating radiator and uPVC double glazed window. Dining Kitchen 22'5'' x 10'4'' (6.83m x 3.15m) Having a range of matching wall and base units with laminated working surfaces over, there is a one and a half bowl stainless steel sink unit with side drainer and mixer tap, integrated dishwasher, four ring gas hob with overhead extractor and electric oven beneath, breakfast bar, part tiling to the walls, tiling to the floor, two central heating radiators, three uPVC double glazed windows and a uPVC external door giving access to the side of the property. Lounge 17'3'' x 10'2'' (5.26m x 3.10m) The focal point of the room being the solid fuel stove, this good sized reception room also has a dado rail, ceiling coving, central heating radiator and a uPVC double glazed window to the front elevation. Conservatory 18'10'' X 7'3'' (5.74m X 2.21m) Accessed via double doors from the lounge, this good sized second reception room is a useful addition to the property being of dwarf wall and uPVC construction. There is a central heating radiator and double doors giving access to the rear garden area. Ground Floor WC Being tiled to the floor and having a high flush WC. Utility Area 8'8'' x 6'7'' (2.64m x 2.01m) Being positioned to the front of the property and having a stainless steel sink with mixer tap, tiling to the floor, laminated working surface, space for a tumble dryer, plumbing for an automatic washing machine, wall mounted boiler, extractor fan, central heating radiator and a uPVC double glazed window. FIRST FLOOR: Landing Having a uPVC double glazed window and a central heating radiator. Bedroom 1 12'0'' x 8'8'' (3.66m x 2.64m) Being positioned to the rear of the property and having a Juliet balcony of which to enjoy the far reaching views. En-Suite Shower Room Being furnished with a three piece white suite incorporating a low flush WC, hand wash basin and a separate shower cubicle. The walls and floor are fully tiled, there is a uPVC double glazed window, central heating radiator and extractor fan. Bedroom 2 14'2'' x 10'6'' (4.32m x 3.20m) Being positioned to the rear of the property and having a fitted wardrobe, central heating radiator, uPVC double glazed windows with far reaching views towards Thurstonland and Farnley Moor and there is a loft access point. Bedroom 3 11'1'' x 7'2'' (3.38m x 2.18m) Being positioned to the rear and having a fitted wardrobe, central heating radiator and a uPVC double glazed window allowing far reaching views. Bedroom 4 10'4'' x 6'8'' (3.15m x 2.03m) Being positioned to the front of the property and having a uPVC double glazed window and a central heating radiator. Bathroom Being furnished with a three piece white suite incorporating low flush WC, pedestal wash hand basin and panelled bath with shower attachment over. The walls are partially tiled and the floor is tiled. Attic Room 35'3'' x 8'2'' (10.74m x 2.49m) Being accessed via a ladder from bedroom 2 and has been sectioned off into three sections where there are a Velux window in each allowing far reaching views, there is under-eaves storage, two central heating radiators and wood laminate flooring. Garage 19'10'' x 19'0'' (6.05m x 5.79m) Having a uPVC external door and four uPVC double glazed windows. OUTSIDE: To the front of the property there is a section of lawned garden with a pathway leading to the side where there is a low maintenance garden area and leads to the rear. To the rear there is a patio seating area with a section of lawned garden beyond which adjoins open fields and attracts far reaching views. There is also off road parking along with a single detached garage adjacent to the property on rented land from Kirklees. 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"