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" A MATURE BRICK BUILT AND RENDERED BAY FRONTED SEMI DETACHED HOUSE LOCATED ON A CUL-DE-SAC AND CLOSE TO JUNCTIONS 23 AND 24 OF THE M62 This comfortable home has a modern interior which includes a stylish open plan living room and kitchen which is divided by an archway incorporating breakfast bar. There is a gas central heating system, PVCu double glazing and briefly comprising entrance lobby, living room with walk-in bay window, kitchen with shaker style units complemented by integrated appliances. To the first floor there are two bedrooms and bathroom. Externally a driveway to the side provides off road parking together with gardens to front and rear.

FLOORPLAN PB LIVING ROOM BREAKFAST KITCHEN PB The accommodation comprises on the ground floor :- A PVCu and frosted double glazed door opens into an entrance lobby. ENTRANCE LOBBY This has a staircase rising to the first floor. There is a wall light point, central heating radiator and blue slate tile effect laminate flooring. To one side a timber panelled door opens into the living room. LIVING ROOM 4.88m into bay x 3.71m approx (16'0' into bay x 12 This comfortable and well proportioned reception room has plenty of natural light from a walk-in bay with PVCu double glazed windows looking out to the front. In addition the living room is open plan to the kitchen and has further natural light from the kitchen area. There is a central heating radiator, blue slate effect laminate flooring which continues through into the kitchen. There is a decorative ceiling rose with ceiling light point, ceiling coving, two wall light lights and as the main focal point of the room there is a stone fireplace with timber mantel and home to pebble gas fire with brushed stainless effect surround. LIVING ROOM BREAKFAST KITCHEN 4.65m x 2.01m approx (15'3' x 6'7' appro x) As described earlier the kitchen is open plan to the living room and is divided by a breakfast bar with inset halogen downlighters over. There are dual aspect PVCu double glazed windows together with a PVCu and frosted double glazed door giving access to the rear. There is blue slate effect laminate flooring, part tiled walls, inset halogen downlighters, ceiling coving and a range of shaker style base and wall cupboards, drawers, contrasting worktops, pelmet downlighters, frosted glazed cupboards, inset single drainer sink and mixer tap, four ring stainless steel gas hob with stainless steel extractor hood over and stainless steel electric oven beneath, integrated fridge, integrated freezer, plumbing for automatic washing machine and beneath the staircase there is a useful storage cupboard. BREAKFAST KITCHEN FIRST FLOOR LANDING With PVCu double glazed window, ceiling light point and loft access. From the landing access can be gained to the following rooms :- BEDROOM 1 3.76m x 3.58m approx (12'4' x 11'9' appro x) This double room is situated to the front of the house and has a PVCu double glazed window looking out over the garden. There is a central heating radiator, ceiling light point, wardrobe situated over the bulkhead. To the left hand side of the chimneybreast there is a fitted wardrobe with storage cupboard over whilst to the right hand side there is a freestanding wardrobe with inset bevelled mirrors. BEDROOM 2 2.74m x 2.59m approx (9'0' x 8'6' appro x) A good sized single room which has a PVCu double glazed window looking out over the rear garden. There is a wall mounted TV aerial socket, ceiling light point, ceiling coving, central heating radiator and a Pine child's wardrobe with drawers beneath. BATHROOM 1.98m x 1.83m approx (6'6' x 6'0' appro x) With frosted PVCu double glazed window, inset halogen downlighters, ceiling coving, tiled floor, floor to ceiling tiled walls, central heating radiator and fitted with a white suite comprising panelled bath with chrome mixer tap incorporating handspray and bi-fold shower screen, pedestal wash basin with chrome monobloc tap and low flush w.c. OUTSIDE PARKING To the left hand side of the property there is a flagged driveway which provides off road parking. GARDEN To the front of the property there is a lawned garden with planted flowers and shrubs to the borders. To the rear there is a flagged patio which spans the width of the house together with an outside cold water tap and beyond this there is a lawned garden with a timber shed in the corner. ADDITIONAL DETAILS CENTRAL HEATING The property has a gas central heating system. DOUBLE GLAZING The property has PVCu double glazing. ROUTE Proceed out of Huddersfield up New North Road and continue straight ahead until reaching the roundabout by The Cedar Court Hotel. At the roundabout the second exit onto Lindley Moor Road then take the first turning right onto a continuation of Lindley Moor Road passing the entrance to the Hotel then on reaching the small roundabout turn left and follow the road around to the right onto St George's Avenue then take the third turning left onto Royd Avenue where the property will be found on the right hand side. VIEWING For an appointment to view, please contact the office. 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 Misdescription's Act). IMPORTANT NOTE 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 Misdescription's Act). MEASUREMENTS All measurements are for general guidance purposes only and are approximate. 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. FLOORPLAN Sketch Plan for illustrative purposes only
All measurements, walls, doors, windows, fittings and appliances, their sizes and locations are shown conventionally and are approximate only, and cannot be regarded as being a representation either by the Seller, his agent nor 'hms Design'.
Copyright: Drawing by 'hms Design'. Unauthorised reproduction prohibited
howard@sumner.co.uk ORDNANCE SURVEY MAPS Reproduced from the Ordnance Survey Landranger 110 1:50 000 scale Edition C Revised 1998-99 map with the permission of Ordnance Survey on behalf of The Controller of Her Majesty's Stationery Office, ' Crown copyright 1999', Simon Blyth Estate Agents ES100011782. 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. MAILING LIST Keep up to date with all our new properties. Let us know your price range, the area and type of home you require by registering on our mailing list. COPYRIGHT Unauthorised reproduction prohibited. OPENING TIMES Monday - Friday 9.00am - 5.30pm
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