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" Set to an elevated position and as such enjoying views over the sports fields and beyond, this spacious 3 bedroomed semi detached property is well presented throughout and perfectly suited to today's young family. Having both uPVC double glazing and a gas fired central heating system, the property is also equipped with a modern fitted kitchen and family bathroom. Externally there are gardens and patios to the front and rear and there is off road parking for 2 vehicles. The property is situated on the outskirts of Brighouse and is convenient for the large variety of amenities within the town including supermarket and leisure/swimming pool. The property is also within a few miles of access to the M62 motorway network providing a route to Leeds and Manchester.

GROUND FLOOR: Spacious Entrance Hall Accessed via an exterior stable style door and having wood effect laminate flooring, central heating radiator and staircase rising to the first floor. Breakfast Kitchen 12'2' x 9'6' (3.71m x 2.90m) A well proportioned breakfast kitchen fitted with a modern range of matching modern wall and base units with complementary working surfaces that extend to form a breakfast bar area. Inset into the working surface is a stainless steel sink unit with side drainer and mixer tap and 4 ring gas hob and fitted extractor and built in electric oven. There is a cupboard housing the central heating boiler, plumbing for an automatic washing machine, tiled surrounds, tile effect laminate floor, windows to the rear and side elevations, central heating radiator and external stable style door giving access to the rear yard. Lounge Diner 20'2' max x 12'1' (6.15m max x 3.68m) A generously proportioned reception room with the dining space being open plan to the living space and being dual aspect with uPVC double glazed windows to both the front and rear elevations. There is a continuation of the wood effect laminate flooring, 2 central heating radiators and a living flame coal effect gas fire which is set to a marble back cloth and hearth and timber surround. FIRST FLOOR: Landing A spacious landing area having a loft access point and a uPVC double glazed window to the front elevation. Master Bedroom 11'3' x 12'0' (3.43m x 3.66m) Being positioned to the rear of the property, this is a good sized master bedroom with a large uPVC double glazed window to the rear elevation allowing for plentiful natural light and there is a central heating radiator. Bedroom 2 9'2' x 9'8' (2.79m x 2.95m) Having a double glazed window to the front elevation and a central heating radiator. Bedroom 3 8'1' x 9'8' (2.46m x 2.95m) A generously proportioned 3rd bedroom having a uPVC double glazed window to the rear elevation and a central heating radiator. House Bathroom Furnished with a 3 piece suite in white comprising low flush wc, pedestal wash hand basin with fitted vanity unit and panelled bath with thermostatic shower over. The walls and floor are fully tiled, there is a chrome ladder style heated towel rail, inset ceiling spotlights and a uPVC double glazed window. OUTSIDE: To the front of the property there is a parking bay allowing off road parking for 2 vehicles, steps lead up to the main front door and there is a large patio seating area and pathway extending to the rear. The rear garden is tiered with a patio seating area, a lawned and pebbled section and there is a large garden shed. 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 "