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" NO UPPER CHAIN! Occupying a generous plot with gardens to the front and rear is this brick built semi detached property. Presently offering spacious 2 bedroomed accommodation, the property offers the potential to split the master bedroom subject to any necessary building and planning consents to create a 3 bedroomed family home. The property is in need of modernisation yet has been well maintained throughout and has been priced to reflect the work required. There are 2 reception rooms and a kitchen to the ground floor with 2 double bedrooms and house bathroom to the first floor. Externally there are gardens to the front and rear with the rear being particularly well proportioned and attracting the sun for much of the day. Situated in this popular residential district which is convenient for Rastrick, Elland and Brighouse town centres and the M62 motorway network.

GROUND FLOOR: Enter the property from the front via an external door with inset glazed panel into the entrance vestibule. Entrance Vestibule Having a staircase rising to the first floor level and a door accessing the lounge. Lounge 11'8' x 13'11' (3.56m x 4.24m) Having a coal effect gas fire set into a stone surround with a stone hearth, a single glazed window to the front elevation and a door accessing the dining room. Dining Room 10'5' x 10'10' (3.18m x 3.30m) A well proportioned second reception room which is positioned to the rear of the property and has a single glazed window to the rear elevation, a wall mounted gas fire, storage built into the alcove and a door accessing the kitchen. Kitchen 5'10' x 10'6' (1.78m x 3.20m) Fitted with a range of matching wall and base units with working surfaces over inset into which is a stainless steel sink unit with side drainer and mixer tap. There is a gas cooker point, single glazed windows to both the rear and side elevation, an understairs storage cupboard and a side external door. FIRST FLOOR: Landing Having a single glazed window to the side elevation, a wall mounted electric heater, a loft access point and doors accessing the bedroom accommodation and bathroom. Bedroom 1 17'4' reducing to 13'11' x 11'9' (5.28m reducing t A most generously proportioned master bedroom which does offer the potential to be split into 2 rooms subject to any necessary planning and building consents. There are 2 single glazed windows to the front elevation, built in storage cupboard and a wall mounted electric heater. Bedroom 2 10'6' x 10'10' (3.20m x 3.30m) Another good sized bedroom being of double proportions with a single glazed window to the rear elevation and a wall mounted electric heater. Bathroom Furnished with a 3 piece coloured suite comprising a low flush wc, pedestal wash hand basin and panelled bath with electric shower over. There is part tiling to the walls, a single glazed window to the rear elevation and a storage cupboard housing the cylinder. OUTSIDE: To the front of the property there is a gated path which gives access to the front of the property and an additional gated pathway leads down to the rear garden and the side access door. There is a lawned garden to the front of the property with Privet hedging and the rear garden is particularly generously proportioned and laid predominantly to lawn and houses a timber garden shed. PROPERTY MISDESCRIPTION ACT 1991
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 "