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" This deceptively spacious 3/4 bedroom semi-detached family home with accommodation over 3 floors, has large formal gardens to the front and rear, together with driveway providing ample off road parking and leads to a single detached garage. Internally the property has uPVC double glazed windows, a gas fired central heating system, modern fitted kitchen, 2 reception rooms, 3 first floor bedrooms and an attic room which is at present used as a bedroom. Located in Almondbury, the property is ideally located for all the amenities within Almondbury village, as well as well renowned local schools. To truly appreciate the size and location of this family home, an internal viewing is highly recommended. Energy Rating: E

GROUND FLOOR: Enter the property through an external solid wood door with glazed panels to either side. Entrance Hall Having an ascending staircase, central heating radiator and understairs storage cupboard. Lounge 12'9' x 13'1' (3.89m x 3.99m) Positioned to the front of the property where it overlooks the garden. There is a uPVC double glazed bay window, central heating radiator, ceiling coving and the focal point of the room is a living flame gas fire set within a tiled surround and hearth. Dining Room 11'4' x 12'5' (3.45m x 3.78m) Positioned to the rear of the property, having a uPVC double glazed window, central heating radiator and 2 useful alcove storage cupboards. Kitchen 8'10' x 8'7' (2.69m x 2.62m) Giving access to a rear porch, this modern kitchen has a range of wall and base units with complementary working surfaces over and 1? bowl stainless steel sink with drainer and mixer taps. There are integrated appliances including microwave, electric oven, 4 ring gas hob, extractor fan, dishwasher, automatic washing machine and fridge freezer. The kitchen also has part tiled walls, a uPVC double glazed window and inset ceiling spotlights. Rear Porch 6'1' x 5'4' (1.85m x 1.63m) This useful room has an external door leading to the rear patio, uPVC double glazed window and a central heating radiator. FIRST FLOOR: Landing Having a uPVC double glazed window and central heating radiator. A further staircase gives access to the second floor. Bathroom Furnished with a 2 piece white suite incorporating panelled bath with overhead shower and pedestal wash basin. The walls are partially tiled, there is a uPVC double glazed window and a heated towel rail. Separate WC Furnished with a 1 piece white suite comprising a low flush WC. There is a uPVC double glazed window and part tiled walls. Bedroom 1 13'0' x 11'2' exc robes (3.96m x 3.40m ex crobes) Positioned to the front of the property, having a uPVC double glazed window, central heating radiator and a range of fitted wardrobes with overhead cupboards. Bedroom 2 10'8' x 10'8' (3.25m x 3.25m) Having a uPVC double glazed window, useful understairs storage cupboard, fitted wardrobes and a central heating radiator. Bedroom 3 8'6' x 6'11' (2.59m x 2.11m) Having a uPVC double glazed window and central heating radiator. SECOND FLOOR: Attic Room

(used as a bedroom) 18'1' max. x 8'2' (5.51m max. x 2.49m) Having a Velux window, eaves storage cupboards and a central heating radiator. OUTSIDE: To the front of the property there is a tarmacadam driveway with parking for a number of cars and leads to a single detached garage which is set to the rear of the property. The front garden is well established with lawned areas and shrub borders. To the rear there is well established garden with lawned areas, patio seating areas, flowerbed borders, mature shrubs and would be ideal for a family. 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 "