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" This property is deceptively spacious, with three reception rooms and off road parking, it offers a fantastic opportunity to make your own. Requiring a scheme of modernisation, the property is located opposite a wooded area, giving a great deal of privacy, whilst still being close to local amenities. On the ground floor, there is a good sized entrance hall, which leads off to the dining room and the living room. As you follow through the dining room, there are a couple of steps up to the kitchen, which offers access to the rear garden as well as the first of two shower rooms. Here there is potential to expand the kitchen if desired. Upstairs there are two double bedrooms, as well the second recently modernised shower room, and a spacious conservatory. To the rear of the property, there is off road parking as well as a low maintenance garden. There are beautiful unobstructed views of the Pennines from beyond the wooded area to the front of the property. This is a property that needs to be viewed to be fully appreciated. EPC RATING E



Property Description    This property is deceptively spacious, with three reception rooms and off road parking, it offers a fantastic opportunity to make your own. Requiring a scheme of modernisation, the property is located opposite a wooded area, giving a great deal of privacy, whilst still being close to local amenities. On the ground floor, there is a good sized entrance hall, which leads off to the dining room and the living room. As you follow through the dining room, there are a couple of steps up to the kitchen, which offers access to the rear garden as well as the first of two shower rooms. Here there is potential to expand the kitchen if desired. Upstairs there are two double bedrooms, as well the second recently modernised shower room, and a spacious conservatory. To the rear of the property, there is off road parking as well as a low maintenance garden. There are beautiful unobstructed views of the Pennines from beyond the wooded area to the front of the property. This is a property that needs to be viewed to be fully appreciated.

Auctioneer‘s Comments    This property is for sale by the Modern Method of Auction which is not to be confused with Traditional auction. The Modern Method of Auction is a flexible buyer friendly method pf purchase. We do not require the purchaser to exchange contracts immediately, but grant 28 days to achieve exchange of contracts from the date the buyers solicitor is in receipt of the draft contracts and a further 28 days thereafter to complete. Allowing the additional time to exchange on the property means interested parties can proceed with traditional residential finance. Upon close of a successful auction and if the vendor accepts an offer during the auction, the buyer will be required to put down a non-refundable Reservation Fee of 3.5%, subject to a minimum of £5,000 plus VAT which secures the transaction and takes the property off the market. The buyer will be required to sign an Acknowledgement of Reservation from to confirm acceptance of terms prior to solicitors being instructed. Copies of the Reservation form and all terms and conditions can be found in the Legal Pack which can be downloaded for free from the auction section of our website or requested from our Auction Department.

Ground Floor

Entrance Hall    The entrance hall is perfect for storing coats and shoes, and leads upstairs, and also through to the downstairs reception rooms.

Kitchen 5‘5&quote; x 8‘7&quote; (1.65m x 2.62m). The kitchen is fitted with storage cupboards, a sink and leads to the rear garden. There is also a shower room leading off from the kitchen. Neutral in design, the current kitchen offers plenty of scope to make your own.

Dining Room 8‘11&quote; x 7‘11&quote; (2.72m x 2.41m). Located next to the kitchen, the dining room has ample space for a table and chairs, as well as currently housing the fridge freezer. There is a window to the side of the room, ensuring it is light.

Living Room 16‘2&quote; x 15‘3&quote; (4.93m x 4.65m). The living room is a generous size, with a large window letting in ample light. Ready to be personalised to make your own, it offers plenty of scope.

Shower Room 3‘8&quote; x 8‘5&quote; (1.12m x 2.57m). The downstairs shower room offers a good size corner shower, WC and basin. There are inbuilt shelves, and it is located just off of the kitchen.

First Floor

Master Bedroom 10‘11&quote; x 12‘2&quote; (3.33m x 3.7m). The master bedroom is a good size, with views overlooking the wooded area to the front of the property, and therefore providing a great deal of privacy.

Bedroom Two 7‘9&quote; x 15‘4&quote; (2.36m x 4.67m). The second bedroom runs the full length of the property, and has a window at each end making it a bright room, and like the master overlooks the wooded area. There is access to the loft in this room.

Shower Room Two 6‘4&quote; (1.93m) max x 7‘11&quote; (2.41m) max. This newly modernised shower room has been deigned with accessibility in mind. With a shower, WC and basin, there is plenty of space and a frosted window overlooking the front of the property.

Consvervatory 11‘4&quote; x 11‘2&quote; (3.45m x 3.4m). The conservatory is located on the first floor as you look to the front of the property, but due to the nature of the incline, the conservatory has easy access to the rear garden. It is a great size, with plenty of privacy and a space to enjoy the peaceful nature of the garden.

Outside    To the rear of the property, there is off road parking for one vehicle, as well as a good sized garden. The garden has a mixture of well stocked plants and paving stones, making it a low maintenance garden. To the front of the property there is on street parking available.



IMPORTANT NOTE TO PURCHASERS:
We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.

HUD200131/5 "