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" Located within a conservation area this interesting and characterful property has flexible accommodation including a fabulous third floor master bedroom with exposed roof timbers and Venetian style window taking advantage of some lovely far reaching views. There is a gas central heating system, sealed unit double glazing and briefly comprising to the ground floor entrance hall, utility room and study/playroom. First floor landing, w.c., living room 14' x 14'5'' approx., dining kitchen 14' x 13'3'' approx. Second floor three bedrooms and shower room. Third floor master bedroom with en-suite bathroom. Externally there are two parking spaces, integral garage and gardens.

The accommodation compirses on the ground floor :- A timber and glazed door with frosted sealed unit double glazed panel over opens into the entrance hall. ENTRANCE HALL This has a staircase rising to the first floor. There is a central heating radiator, courtesy door into the garage, ceiling light point and at the far end of the hallway a door opens into the utility room. UTILITY ROOM 4.34m(14'3'') x 1.65m(5'5'') approx This area is open plan to the study/playroom and has a tiled floor, sealed unit double glazed window to the side elevation together with door, ceiling light point, wall mounted Vokera gas fired combination central heating boiler. There are worktops with an inset single drainer sink and mixer tap, plumbing for automatic washing machine and base cupboard. STUDY/PLAY AREA 4.34m(14'3'') x 2.49m(8'2'') approx With central heating radiator and ceiling light point. FIRST FLOOR LANDING With spindled staircase rising to the second floor with useful storage cupboard beneath. There is a ceiling light point and from the landing access can be gained to the following rooms :- W.C. 1.65m(5'5'') x 1.22m(4'0'') approx With a tiled floor, tiled walls to dado height, ceiling light point, extractor fan, central heating radiator and fitted with a white Roca suite comprising pedestal wash basin with chrome monobloc tap and low flush w.c. LIVING ROOM 4.39m(14'5'') max x 4.27m(14'0'') approx This well proportioned reception room has a sealed unit double glazed window to the side elevation and feature arched sealed unit double glazed window to the front, both of which provide the room with a good degree of natural light. There is laminate flooring, central heating radiator, dado rail, ceiling light point and two wall light points. DINING KITCHEN 4.27m(14'0'') x 4.04m(13'3'') approx With sealed unit double glazed window and timber and sealed unit double glazed French doors both of which look out onto the rear garden and with a pleasant aspect over fields beyond. There is a tiled floor, two ceiling light points, part tiled walls, central heating radiator and fitted with a range of Ivory shaker style base and wall cupboards, drawers, contrasting worktops, range style cooker with six burner gas hob, twin over and grill with extractor hood over, integrated dishwasher, 1 1/2 bowl single drainer sink and mixer tap and concealed lighting beneath the wall cupboards. LANDING With beamed ceiling, ceiling light point, wall light point, spindled staircase rising to the third floor with central heating radiator. From the landing access can be gained to the following rooms :- BEDROOM 2 4.27m(14'0'') x 3.89m(12'9'') approx This generous double room has partly exposed roof timbers, porthole window and further narrow window to the side elevation. There is a central heating radiator and ceiling light point. BEDROOM 3 4.09m(13'5'') x 2.29m(7'6'') approx With partly exposed roof timbers, ceiling light point, central heating radiator and sealed unit double glazed window looking out over the rear garden and field beyond. BEDROOM 4 4.09m(13'5'') x 1.91m(6'3'') approx With central heating radiator, ceiling light point, narrow window to the side elevation, beamed ceiling and sealed unit double glazed window with a similar aspect to that of bedroom 3. SHOWER ROOM 2.67m(8'9'') x 1.83m(6'0'') approx With a frosted sealed unit double glazed window, extractor fan, low voltage downlighters, tiled floor, part tiled walls and fitted with a suite comprising vanity unit with hand wash basin mounted on top and chrome monobloc tap, low flush w.c., chrome ladder style heated towel rail and walk-in shower with Grohe chrome shower fitting, rose and handspray. THIRD FLOOR A door at the top of the staircase opens into a lobby which in turn gives access to Bedroom 1. BEDROOM 1 4.88m(16'0'') x 3.05m(10'0'') min, 4.27m(14'0'') max approx. This spacious and characterful double room has a pitched ceiling with exposed roof timbers. To the side elevation there is a Venetian style sealed unit double glazed window which fills the room with natural light and takes full advantage of some delightful far reaching rural views. There is a central heating radiator and to one side a door gives access to an en-suite bathroom. EN-SUITE BATHROOM 2.24m(7'4'') x 1.52m(5'0'') approx With beamed ceiling, inset ceiling spotlight, extractor fan, central heating radiator and fitted with a white suite comprising panelled bath, pedestal wash basin and low flush w.c. PARKING The property is approached through stone gateposts onto a shared tarmac driveway which in turn leads to tow parking spaces immediately to the front of the property together with an integral garage. GARAGE 6.25m(20'6'') x 2.54m(8'4'') approx With twin timber doors, courtesy door into the hallway and light. GARDENS To the side of the property there is a stone flagged pathway which gives access to the door leading into the utility. In addition there is an external store. To the rear there is a tiered predominantly lawned garden which is bordered by timber fencing and dry stone walling, planted trees and shrubs, flagged patio, outside cold water tap and with pleasant views across fields. CENTRAL HEATING The property has a gas central heating system. DOUBLE GLAZING The property has sealed unit double glazing to the majority of windows. TENURE Freehold. COUNCIL TAX Band E. ROUTE Proceed out of Huddersfield up Trinity Street and continue straight ahead at the next two roundabouts then turn left by The Merrie England Coffee Shop onto Tanyard Road. At the end of Tanyard Road turn right onto Oakes Road and then right into Haughs Fold. As the road then bends around to the left continue straight ahead into Holly Bank Court where the property will be found as the left hand section of the Chapel. 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. 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.
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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. COPYRIGHT Unauthorised reproduction prohibited. OPENING TIMES Monday - Friday 9.00am - 5.30pm
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REF:PS/DO 019041 This footer paragraph is an example only and should not be relied upon as complying with current legislation. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.
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