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" This immaculately presented 3 bedroom semi detached property backs onto playing fields to the rear and has undergone a programme of modernisation over recent years. Providing family accommodation with 2 reception rooms, modern fitted kitchen and bathroom, majority uPVC triple glazed windows, gas fired central heating, front and rear garden, together with driveway providing off road parking. Located in Dalton, the property is handily positioned for local schools and access to Huddersfield town centre via local transport links. To truly appreciate what this family home has to offer an internal viewing is highly recommended. Energy Rating: D

GROUND FLOOR: Enter the property via an external door into:- Entrance Hall Having an ascending staircase, understairs storage cupboard and a further cupboard which has space for an automatic washing machine. Lounge 10'10' x 10'0' (3.30m x 3.05m) Positioned to the front of the property, having a triple glazed bay window overlooking the garden and the focal point of the room is a gas fire with decorative surround with marble backdrop and hearth and central heating radiator. Dining Room 10'11' x 14'5' (3.33m x 4.39m) This well proportioned room is accessed off the kitchen, having uPVC double glazed patio patio doors leading out to the rear patio, there is moulding, rose and coving to the ceiling, the focal point of the room is a gas fire set within a decorative surround. Kitchen 6'5' x 6'3' (1.96m x 1.91m) Having a side external door, uPVC double glazed window overlooking the rear garden, modern high gloss wall and base units with complementary wood effect working surfaces, 1? bowl stainless steel sink with drainer and mixer tap, integrated 4 ring gas hob with electric oven beneath and extractor hood over, central heating radiator, part tiled walls and access to the dining room. Cloakroom/WC Furnished with a 2 piece white suite incorporating low flush wc and wall hung sink unit. There is a uPVC triple glazed window and it is positioned to the rear of the property. FIRST FLOOR: Landing Having a uPVC triple glazed window and giving access to the first floor accommodation. Bedroom 1 10'10' x 10'0' (3.30m x 3.05m) Positioned to the front of the property, having a uPVC triple glazed bay window, feature fireplace and central heating radiator. Bedroom 2 10'11' x 10'0' (3.33m x 3.05m) Positioned to the rear of the property, having a uPVC triple glazed window overlooking the playing fields, central heating radiator and fitted cupboards to the alcove. Bedroom 3 8'9' x 5'11' (2.67m x 1.80m) Having a uPVC triple glazed window and central heating radiator. Shower Room Furnished with a 3 piece white suite incorporating low flush wc, vanity wash basin and quadrant shower cubicle, part tiled walls, fully tiled floor, uPVC triple glazed window and heated ladder style radiator. OUTSIDE: To the front of the property there is a driveway which provides off-road parking for a number of cars, together with a low maintenance garden, shrubbery borders and decked area. To the rear the garden is predominantly lawned with shrub and flowerbed borders, with patio seating area and external shed which has power. 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 "