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"Being extended from its original form by way of a 20ft conservatory is this deceptively spacious 3 bedroom semi-detached family home. Offering approximately 1250 sq ft of accommodation, it provides most requirements for todays modern family. Having a gas fired central heating system together with uPVC double glazing and is situated within the highly popular and sought after area of Almondbury. Being conveniently located for a range of local amenities, well regarded local schooling and still only being approximately 2 miles from Huddersfield town centre. An early internal inspection is highly recommended to appreciate the accommodation which comprises in brief:- lounge, small study area, dining kitchen, conservatory, first floor landing, separate WC, bathroom and 3 bedrooms. Energy Rating: D

GROUND FLOOR: Enter the property via a uPVC external door into the:- Entrance Hall Having a uPVC double glazed window and central heating radiator. Lounge 17'2'' x 12'4'' (5.23m x 3.76m) The focal point of this generously proportioned reception room is a living flame gas fire which has a marble backcloth, hearth and surround. There are 2 wall mounted light points, ceiling coving, central heating radiator and uPVC double glazed window. There is an archway which gives access to a small study area:- Study Area Having uPVC double glazed patio door and central heating radiator. Dining Kitchen 17'5'' x 11'1'' (5.31m x 3.38m) Being fitted with a range of wall and base units with working surface over, there is space and plumbing for an automatic washing machine and dishwasher, space for an electric cooker with overhead extractor, inset sink with side drainer and mixer tap, part tiling to the walls and wood effect laminate flooring. Conservatory 20'0'' x 9'3'' (6.10m x 2.82m) This most spacious conservatory is of dwarf wall and uPVC double glazed construction and has wood effect laminate flooring and a set of French doors giving access to the rear garden. FIRST FLOOR: Landing Having a uPVC double glazed window to the side elevation and a loft access point. Separate WC Having a low flush WC, part tiling to the walls and uPVC double glazed window. Bathroom Comprising a three piece white suite incorporating a pedestal wash hand basin, panelled bath and shower cubicle with thermostatic mixer shower. There is a chrome ladder style central heating towel rail, full tiling to the walls and laminate flooring. Bedroom 1 12'5'' x 10'8'' (3.78m x 3.25m) Being fitted with a range of fitted furniture including wardrobes and drawers, a central heating radiator and uPVC double glazed window. Bedroom 2 12'5'' x 9'10'' (3.78m x 3.00m) Situated to the front of the property and having a central heating radiator, uPVC double glazed window and ceiling covings. Bedroom 3 11'1'' x 8'7'' (3.38m x 2.62m) Having a central heating radiator, uPVC double glazed window and ceiling coving. OUTSIDE: To the front there is a section of lawned garden with mature shrub borders and a tarmacadam driveway which leads to the side of the property where there is a detached single garage, a further section of lawned garden with mature shrubs borders and a flagged patio area. REAR EXTERNAL: 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"