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" NO UPPER CHAIN This superbly presented 3 bedroomed property has been extended to the side into what was formerly the garage and now provides flexible accommodation. Having off road parking for a number of vehicles to the front and private enclosed rear gardens. There is gas fired central heating, uPVC double glazing, security alarm system and modern fitted kitchen with integrated appliances. The extension is currently utilised as a utility room and study area, providing an ideal home for the young and growing family or professional couple alike. Located in this quiet and well regarded residential area, having amenities in Meltham mile away, being approx 5 miles from Hudds town centre and approx 1 miles from Holmfirth where further amenities are available. An internal viewing is recommended to appreciate the size, quality and position of this family home.

GROUND FLOOR: A uPVC double glazed door gives access to the:- Entrance Hall Having a central heating radiator, staircase rising to the first floor and doors leading to:- Lounge 4.06m x 4.24m (13'4' x 13'11') Having a feature contemporary stainless steel living flame gas fire with decorative granite surround, central heating radiator, uPVC double glazed window to the front and being open to the:- Dining Room 2.59m x 2.54m

(8'6' x 8'4') Having uPVC double glazed French doors leading to the rear garden, covered central heating radiator, decorative ceiling coving and a door leading to the:- Kitchen 2.51m x 2.46m

(8'3' x 8'1') This modern fitted kitchen has a range of solid wood wall and base units with granite working surfaces over, built-in 1? sink unit with side drainer carved into the granite and mixer tap, integrated Hotpoint four ring gas hob and Hotpoint White Ice electric double oven with extractor over, tiled splash backs and tiled floor, integrated Smeg dishwasher, integrated fridge, uPVC double glazed window to the rear , under cupboard lighting and spotlights and a door leading to the:- Utility Area/Study/Bedroom 4 23'7' x 8'4' (7.19m x 2.54m) This extended space has to the rear a range of wall and base units with breakfast bar area, wall mounted combination boiler, plumbing for automatic washing machine, venting for dryer, uPVC double glazed window to the rear and external door to the rear garden. To the front of the extension there is a uPVC double glazed window to the side and front along with French doors leading out to the front of the property. The current occupiers currently use the front as a study area, however, there is the possibility to use this as further bedroom space. FIRST FLOOR: Landing Having a uPVC double glazed window to the side and storage cupboard. Bedroom 1 3.63m x 3.12m

(11'11' x 10'3') Having uPVC double glazed window to the front and central heating radiator. Bedroom 2 3.10m x 2.62m

(10'2' x 8'7') Having a range of fitted wardrobes and cupboards along with loft access, central heating radiator and uPVC double glazed window to the rear. Bedroom 3 2.03m x 2.49m

(6'8' x 8'2') Having bulkhead storage cupboard, uPVC double glazed window to the front and central heating radiator. Bathroom Being fully tiled to the walls and floor and having a three piece modern white suite incorporating low flush wc, pedestal hand wash basin, panelled bath with power shower over, central heating towel rail and uPVC double glazed window to the rear. OUTSIDE: To the front of the property there is a tarmacadam driveway providing off road parking for several vehicles. To the rear of the property there is a paved seating area along with lawned garden and mature shrub borders. There are external water supplies to both the front and rear of the property. 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 "