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" This beautifully appointed and substantially extended semi detached property is located in one of Calderdale's leading residential districts. Having undergone an extensive programme of improvement, it provides very spacious 5 bedroomed (plus loft) family accommodation with 4 piece bathroom suite whilst at ground floor there are 2 reception rooms plus utility, cloakroom and particularly impressive open plan 24ft dining kitchen. Being uPVC double glazed, centrally heated and alarmed, it has off road parking to the front and thoughtfully planned gardens to the rear making this all in all an exceptional family home worthy of inspection.

GROUND FLOOR: Enter the property via an open arched porch having a light and a uPVC external door with stained glass inserts and leaded side lights into the entrance hall. Entrance Hall Having laminate flooring, a central heating radiator and a staircase rising to the first floor level. Sitting Room 14'5' max x 11'6' max (4.39m max x 3.51m max) Located to the front of the property with a semi-circular bay window and having dado rail, ceiling coving and a central heating radiator. Lounge 14'5' max x 11'6' max (4.39m max x 3.51m max) Located to the rear, once again this room has a semi-circular bay window overlooking the rear gardens. The focal point of the room is the period style open grate effect electric fire and there is laminate flooring to match that of the hallway, 2 central heating radiators and inset ceiling spotlights. Rear Entrance Hall/Utility 10'3' max x 7'0' max (3.12m max x 2.13m max) Again with a continuation of the laminate flooring and having built in cupboards to match those of the kitchen, space and plumbing for an automatic washing machine beneath a laminated work top with a cupboard to the side being a vented space for a dryer. There is a central heating radiator, wall mounted Vokera combination boiler and a door leading out to the rear gardens. Cloakroom WC Furnished with a 2 piece suite in white comprising low flush wc and wash hand basin. There are tiled walls, tiled flooring and an extractor fan. Dining Kitchen 24'3' max x 9'1' max (7.39m max x 2.77m max) Created by the extension, this is a fantastic open plan space with the kitchen area being fitted with a range of stylish matching base and wall units incorporating downlighting. There are complementary tiled surrounds and laminated working surfaces inset into which is a stainless steel sink unit with side drainer and mixer tap and a 4 ring electric hob with extractor canopy over and oven beneath. Having a built in dishwasher, carousel units, wine rack and drawers, inset ceiling spotlights and a contemporary vertical central heating radiator. There is also a central heating radiator to the dining area along with a useful understairs storage cupboard with light and power. Laminate flooring runs throughout the dining kitchen. FIRST FLOOR: Landing Having access via a pull down ladder to a boarded loft with Velux skylight, power and lighting. Master Bedroom 14'7' max x 9'6' max (4.45m max x 2.90m max) The latter measurement having been taken to the built in wardrobes to the sides of the chimney breast providing hanging and shelving facilities. There is a central heating radiator and a semi-circular bay window overlooking the rear gardens and enjoying the views over the roof tops to Southowram in the distance. Bedroom 2 14'7' max x 9'6' max (4.45m max x 2.90m max) Once again having built in wardrobes to each side of the chimney breast providing hanging and shelving space, a central heating radiator and a semi-circular bay window to the front elevation. Bedroom 3 12'2' max x 9'2' max (3.71m max x 2.79m max) A 3rd bedroom of double proportions being positioned to the rear of the property having a central heating radiator, inset ceiling spotlights and feature arched window in addition to the 2 Velux skylights with integral blinds. Bedroom 4 11'9' max x 9'2' max (3.58m max x 2.79m max) With a central heating radiator, inset ceiling spotlights and feature arched window in addition to the 2 Velux skylights with integral blinds. Bedroom 5 7'2' x 7'0' (2.18m x 2.13m) With central heating radiator. Bathroom Furnished with a 4 piece contemporary suite in white comprising shaped panelled bath with mixer tap, corner shower cubicle and shaped oval wash hand basin and low flush wc both set to a vanity unit with integrated mirror and downlighting, shelving, drawers and cupboards and concealed cistern. There is tiling to the floor, tiled surrounds and a contemporary styled vertical central heating radiator. OUTSIDE: There is a stone set driveway to the front of the property providing off road parking. A gated pathway to the side with lighting and raised flower beds leads around to the rear garden. To the rear can be found tiered gardens on 3 levels. The upper level being a mixture of stone sets, decking and artificial lawn. The middle tier comprises a decked patio area and the lower section is a gravelled garden where there are also 2 very useful storage/bike sheds, one being of concrete sectional construction, the other timber faced block construction. 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 "