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" Floor Area 775 sq ft approx
A desirable extended semi detached house constructed with brick and rendered walls and a slated pitched roof to main structure.  The property has a single storey kitchen extension to the rear and it has been tastefully appointed by the owners in recent years.  This property has obvious scope to extend further at the side and rear.  It has a generous plot with open aspect to front and delightful rural view to the rear with southerly aspect rear garden.  The rear garden is a natural habitat for bird and wildlife.  The property is conveniently located for the local amenities at Cowlersley and Milnsbridge.  It is approximately three miles from Huddersfield town centre and within commuting distance for Huddersfield and Manchester.  It has a joiner made oak fitted kitchen with built in appliances, delightful main bedroom with ample fitted furniture and splendid extensive open view.  There is gas central heating, upvc double glazing and cavity wall insulation.  The loft space has been boarded with lighting and sturdy timber fold down ladder.  Needless to say an internal inspection is highly recommended to appreciate this desirable 2 bed semi detached property.  The accommodation comprises:-

Ground Floor

Entrance lobby
upvc door to front, radiator, stairs to first floor, access door into

Sitting room  (12’3” x 12’10” max)
inset brick fireplace, recess shelving, radiator, ceiling covings, window and open view to front

Dining room  (15’4” x 8’)
fitted cupboards, radiator, open plan in part from fitted kitchen, concealed wall mounted Baxi gas combination central heating boiler, useful understairs store with electric meters.

Kitchen  (14’10” x 6’3”)
joiner made oak fitted cupboards, drawers, wall units, single drainer 1½ bowl sink unit, integrated dishwasher and fridge, stainless steel cooker hood, plumbing for automatic washing machine, painted timber panelled ceiling with spotlighting, windows to side and rear, delightful garden and rural view, access door to side

First Floor 

Landing
trapdoor access to roof void (boarded insulated with lighting), timber fold down ladder

Bedroom 1  (15’4” x 12’10” max)
including fitted wardrobes, drawers, cupboards, bedside units, bulkhead display, ceiling covings, two windows to front with extensive views

Bedroom 2  (9’3” x 8’)
radiator, window and delightful rural aspect over landscaped garden to rear

Bathroom  (5’7” x 7’2” max)
with modern white suite comprising panelled bath, chrome shower fitting above, pedestal washbasin, low flush wc, fully tiled walls, vertical heated towel rail, window and view to rear

Outside 
mature well kept gardens to front, side and rear.  Pathway and stepped entrance to front, pathway to side with security gate.  External security lighting.  Potential garage space to side and scope for further extension subject to planning/
building regulation approval.  Terraced garden and extensive patio to rear with pond.  Large timber and felted garden shed/workshop with power and lighting. Two external water points.

Tenure
Long leasehold for the unexpired term of the 999 year lease, ground rent £2.70 per annum

Services
Mains sewer drainage, gas, water and electricity are laid on.

Viewing
Strictly by telephone appointment via Jowett Chartered Surveyors.

Council Tax Band
B

Energy Band
D

Directions
From Huddersfield proceed along the A62 Oldham/Manchester Road from  the ringroad going under the railway through the traffic lights at Blackmoorfoot Bottom keeping in the right hand lane along the A62.  After approximately 1½ miles from the town centre, turn left into Pymroyd Lane after the turning on the left for the steep deep lane.  Proceed towards the top of Pymroyd Lane, turning second right into Avison Road.  Proceed towards the end of Avison Road and the property will be seen on the left hand side.

Solicitors
Eaton Smith, 14 High Street, Huddersfield, HD1 2HA

Extras
Certain carpets, curtains, light fittings and electric cooker are available if requested at a price to be agreed with the vendors.

NB
Measurements given relate to width by depth taken from the front of the building for floor plan purposes. All measurements given are approximate and will be maximum where measured into chimney alcoves, bay windows and fitted bedroom furniture, unless otherwise previously stated.  None of the services or fittings and equipment have been tested and no warranties of any kind can be given.
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