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"This well presented 3 bedroomed semi detached property occupies a pleasant position within the popular and established village of Birchencliffe. Being handily placed for amenities in the nearby villages of Lindley and Salendine Nook and conveniently located for well renowned local schooling and the M62 motorway network making commuting possible. The property has gas fired central heating system, uPVC double glazing and benefits from modern kitchen and shower room fittings. Externally the property has a driveway and garage providing off road parking, along with garden areas to both the front and rear. Being well worthy of an internal inspection and having accommodation which comprises:- entrance hall, lounge with dining area, kitchen, first floor landing, 3 bedrooms and shower room. Energy Rating: D

GROUND FLOOR: Enter the property through a uPVC glazed external door into the:- Entrance Hall Having a central heating radiator and a useful under-stairs storage cupboard. Lounge/Dining Area 20'3' max. x 11'0' max. (6.17m max. x 3.35m max.) Having a living flame gas fire with marble hearth, backdrop and surround, wood laminate flooring, ceiling coving, 2 central heating radiators and a uPVC double glazed windows to the front and rear elevations. Kitchen 8'8' max. x 7'8' max. (2.64m max. x 2.34m max.) Having a range of matching wall and base units with complementary laminated working surfaces over, inset 1? bowl stainless steel sink unit with side drainer and mixer tap, a 4 ring gas hob with overhead stainless steel extractor, an in-built electric oven, in-built microwave, automatic washing machine, a fridge/freezer, part tiled walls and an integrated wine rack. There is a uPVC glazed external door giving access to the side of the property and a uPVC double glazed window. FIRST FLOOR: Landing Having a uPVC double glazed window and a loft access point. Bedroom 1 11'6' max. x 10'6' max. (3.51m max. x 3.20m max.) Being of double proportions and positioned to the front of the property, this good sized bedroom has a useful storage cupboard, central heating radiator and a uPVC double glazed window. Bedroom 2 10'4' max. x 8'6' max. (3.15m max. x 2.59m max.) Positioned to the rear of the property, having a storage cupboard housing the wall mounted Valiant boiler, 2 central heating radiators and a uPVC double glazed window overlooking the rear garden. Bedroom 3 8'3' max. x 6'3' max. incl bulkhead (2.51m max. x Having a built-in bed with drawers beneath, a storage cupboard, a central heating radiator and a uPVC double glazed window. Shower Room Furnished with a 3 piece white suite incorporating a shower cubicle, a vanity sink unit and a low flush wc. There is a ladder style central heating radiator, fully tiled walls and a uPVC double glazed window. OUTSIDE: To the front of the property there is low maintenance paved garden area with shrub and flower bed borders, a driveway provides off road parking and leads to a detached brick built garage. To the rear there are steps which lead up to a paved seating area with a further section of raised garden which comprises of shrubs and flowers. There is also a greenhouse. 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"