"Occupying a most enviable position with uninterrupted views, this property also enjoys to the opposite side views across the football and cricket field. The property features a gas fired central heating system and double glazing and comprises:- dining kitchen with modern fitted units including oven and hob, lounge with south facing aspect, three first floor bedrooms and stylish shower room having been upgraded in recent times. There is parking on the driveway with additional parking and turning at the front. To the rear is a decked seating area from which to enjoy the superb views and good sized adjoining garden with covered patio area, lawn and boules pitch, fruit trees and vegetable garden. There is no upper chain involvement and an inspection is advised.

A PVCu double glazed entrance door with PVCu double glazed windows and an over light leads through into the entrance hallway. ENTRANCE HALLWAY The southerly orientation means the PVCu double glazed windows flanking the entrance door enjoy a particularly pleasing outlook and help to make the hallway particularly light and bright. On the right hand side is the wide staircase with a stripped timber handrail and spindles which rise to the first floor accommodation. There is deep cornice style coving, oak real wood flooring and two central heating radiators. Off the hallway on the left hand side a door opens into the lounge. LOUNGE 3.73m(12'3'') approx x 3.56m(11'8'') approx This is well presented and is particularly light and bright courtesy of the broad PVCu double glazed window which enjoys a superb long distance open aspect not only across the property's good sized garden but across the valley beyond and as will be mentioned throughout this brochure, the southerly aspect it enjoys. The centre piece of the room is the ornate tiled fireplace with an open fire. There is deep cornice coving, a picture rail, oak real wood flooring and a central heating radiator. DINING KITCHEN 5.99m(19'8'') max x 3.66m(12'0'') max This was two rooms and has now been opened to create a more sociable open plan space. The kitchen area has contemporary fitted units to the high and low level with rolled edge working surfaces, part tiled surrounds, a ceramic sink with a single drainer and a mixer tap, a stainless steel four ring gas hob, a built in electric oven with a pull-out filter hood above, plumbing for an automatic washing machine, a PVCu double glazed window which enjoys a view across the playing fields on the opposite side of the lane and a side door. The adjoining dining area has built in storage cupboards and shelving to one chimney breast alcove, varnished floorboards, deep cornice coving, a picture rail, a PVCu double glazed window enjoying a similar outlook to the kitchen and two central heating radiators. Off the kitchen is a useful under stairs storage area which has an obscure PVCu double glazed side window and a central heating radiator. From the hallway the staircase rises to the first floor landing. FIRST FLOOR LANDING This has stripped timber balustrading, deep cornice coving and a drop down ladder providing access to the loft space which has boarding and electric lighting. The landing has oak real wood flooring and a PVCu double glazed side window. BEDROOM 1 3.73m(12'3'') approx x 3.56m(11'8'') approx This is a good sized double bedroom with space for free standing furniture to both chimney breast alcoves. There is a decorative tiled fire surround and hearth. The room has oak real wood flooring and there is a PVCu double glazed window enjoying a superb most enviable outlook. There is also a central heating radiator. BEDROOM 2 3.73m(12'3'') approx x 3.66m(12'0'') approx This is a double sized bedroom with a broad PVCu double glazed window also enjoying a particularly pleasant outlook across the football fields and cricket ground at the opposite side the lane. This room also has oak real wood flooring, space for free standing furniture to either side of the chimney breast, and a central heating radiator. BEDROOM 3 2.36m(7'9'') max x 2.08m(6'10'') max This is a single sized bedroom with a PVCu double glazed window, oak real wood flooring, inbuilt shelved storage over the staircase and a central heating radiator. SHOWER ROOM This is particularly stylish in nature having been upgraded in recent times. The three piece suite comprises of a cubicle with a contemporary shower fitting and a wide shower head, a hand basin with a storage cupboard below, a low level w.c, tiling to the walls and floor, an obscure PVCu double glazed window and an upright chrome towel radiator. It was formerly a bathroom, so this could be reinstated if purchasers wish. OUTSIDE The property has boundary walling with wrought iron gates which lead onto the coloured stone/gravelled driveway. This provides parking/standing. The front garden provides additional turning and parking if required, but could easily be reinstated to lawn. There is an external power socket. To the side of the property is an external water tap and an integral house store which houses the boiler for the gas fired central heating system and domestic hot water. There is a timber shed with opening twin doors and a side window with lighting and electrical sockets. There is a seating/patio area from which to enjoy the southerly aspect and uninterrupted views. From the decking, steps rise up to the entrance hallway. Off the decking steps lead down to a lawned garden area, of which part has been used to create a French boules pitch. There are raised borders with coloured slate, shrubs and bushes. To the rear of the timber shed is a sheltered and covered seating/patio area which is a real sun trap. There is space for a greenhouse and an area with fruit trees and a central gravelled pathway, to the right of which is a vegetable garden. CENTRAL HEATING The property has a gas fired central heating system with combination boiler. DOUBLE GLAZING The property has PVCu double glazing throughout. EXTRAS Curtains and certain other extras may be available by separate negotiation. ROUTE From Kirkburton office follow North Road out of the village heading towards Shelley with the church on the right hand side. Continue up Shelley hill onto the crest of the hill where it flattens. Turn right onto Westerly Lane where No. 17 can be found on the left hand side opposite the playing fields. NEGOTIATOR If you require further information about this property please contact the office or email the negotiator: Niki.Lunn@SimonBlyth.co.uk VIEWING For an appointment to view, please contact the office. HOME INFORMATION PACK The accuracy of the HIP document is the responsibility of the source provider. If information in a search proved to be incorrect, then the Local Authority or personal search agent would be liable for the mistake. FREE VALUATIONS If you are thinking of a move then take advantage of our FREE valuation service, telephone our nearest office for a prompt and efficient service. IMPORTANT NOTES When we were asked to place the property on the market, certain information was not verified. In particular none of the services or fittings and equipment have been tested and we are therefore unable to give warranties of any kind. The British weather is essentially variable, appropriate advice as to local weather conditions should be sought before purchase. (This is a standard statement on all our brochures due to the Property Misdescriptions act). MEASUREMENTS Please note that all measurements are for general guidance purposes only. The measurements are approximate, there is a six inch measurement tolerance. Also due to variations and tolerances in metric and imperial measurements, measurements contained in the particulars must not be relied upon for ordering carpets, furniture etc. BOUNDARY OWNERSHIP The boundary ownerships and tenure of this property have not been checked on the title deeds for any discrepancies or rights of way if any. (This is a standard statement on all our brochures due to the Property Misdescriptions act). FLOORPLAN Whilst every effort has been taken to ensure floor plans are produced to scale and as accurate as possible we do not take responsibility for any measurement errors or inconsistencies whatsoever. All plans are sketch plans for illustrative purposes only.
All measurements, doors, windows, walls and any fitted appliances have been created for illustrative purposes only and can not be regarded as an exact representation either by the property seller, Floor Plan Design or their agent. This clause complies with the Property Misdescription Act 1991.
Copyright: Drawing by Floor Plan Design. Unauthorised reproduction prohibited. MAILING LIST Register online at www.simonblyth.co.uk or contact any of our offices for a friendly and efficient service which will keep you regularly updated of all of our available properties. MORTGAGE ADVICE Simon Blyth Estate Agents understand that getting appropriate mortgage advice is a crucial part of the home buying process. Finding a suitable mortgage has always been something of a daunting experience which is why we would like to introduce you to Mortgage Sorter Ltd. They provide tailored mortgage solutions through a wealth of experience in the mortgage and property market and offer access to the full unrestricted range of products available.
Mortgage Sorter are dedicated to providing ongoing guidance and advice throughout the entire house purchase process keeping you, your estate agent and solicitor involved with continual updates on the progress. Once in your new home Mortgage Sorter will be available for ongoing support to build a long term relationship for your future mortgage planning.
Your home may be repossessed if you do not keep up repayments on your mortgage.

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Mortgage Sorter Ltd are at 7 Hollowgate, Holmfirth, HD9 2DG and be contacted on 01484 686956 or by Email enquiries@mortgagesorterltd.com COPYRIGHT Unauthorised reproduction prohibited. OFFICE OPENING TIMES Monday - Friday 9.00am - 5.30pm
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