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SUMMARY
Fantastic end town-house, 2 double bed, magnificent garden space inc. lawns, patios & rockery, off road parking, detached garage, kitchen & separate dining room, delightful modern bathroom, C/H & D/G, elevated location, wonderful views of canal & hill-sides beyond, no vendor chain, viewing essential


DESCRIPTION
Briefly comprising;
Entrance lobby with radiator, delightful lounge with Victorian style fireplace and bay window, separate dining room with solid fuel cast iron stove, kitchen with under stairs storage and on the first floor, two double bedrooms both with built in storage.

Entrance 
Via double glazed laddered effect door into lobby with single radiator having individual thermostat control, coving to the ceiling, open staircase to the first floor and door into:

Lounge 13' 7" into bay x 12' 5" max into recess ( 4.14m into bay x 3.78m max into recess )
Well presented and lovely room having double glazed bay window overlooking the front garden with views across the hill-side, Victorian style cast iron gas fire with tiled base and backing with decorative wood surround, coving to the ceiling, curved double radiator set in bay with individual thermostat control and door into:

Dining Room 10' 2" max into bay x 9' 10" ( 3.10m max into bay x 3.00m )
Pleasant room having solid fuel cast iron stove set in fireplace with granite base, double glazed window to the rear, single radiator with individual thermostat control, telephone point, coving to the ceiling, cupboard housing the boiler and sliding door into:

Kitchen 10' 1" x 5' 2" ( 3.07m x 1.57m )
Having a range of modern matching wall and base units, rolled work top with inset stainless steel sink and mixer tap, gas point for cooker, plumbing for washing machine, paneled ceiling with inset spotlights, double radiator, double glazed window to the rear, UPVC door leading to the side and under stairs store cupboard.

Stairs 
Leading from the lobby to the first floor landing having double glazed window to the side, single radiator with individual thermostat control and door into:

Bedroom One 15' 6" max-rear of robes into recess x 11' ( 4.72m max-rear of robes into recess x 3.35m )
Good sized double bedroom with two double built in wardrobes plus additional recess space, double glazed window to the front with delightful views across the valley and overlooking the Canal, double radiator with individual thermostat control and coving to the ceiling.

Bedroom Two 10' 3" x 8' 3" max to rear of robes ( 3.12m x 2.51m max to rear of robes )
Second double bedroom again with built in storage having three double wardrobes, double glazed window to the rear overlooking the patio and single radiator with individual thermostat control.

Bathroom 
Having a modern three piece suite in white consisting of pedestal wash basin, shower bath with corner mixer taps with shower hose, electric shower over and curved shower screen, twin flush low level WC, tiling on the walls to the ceiling with decorative mosaic style boarder, double radiator with individual thermostat control and frosted double glazed window to the rear.

Garage 17' 6" x 12' 2" ( 5.33m x 3.71m )
Good sized garage having power and light and its own pitched roof, storage options within it, stone built and detached from the main house.

Externally 
Private driveway with decorative iron gates at the front, made of tarmac leading to the parking area with space for a minimum of three cars, detached stone built garage with pitched roof, front lawn with flower bed boarder, rockery area and to the rear is a lower level patio with outhouse, stone steps leading up and around the garage with further steps leading to the top lawn and patio enclosed by dry stone wall and fir hedge having excellent views across the valley, timber gate leading to the mid level patio area with the higher level patio area having a raised planting area with mature shrubs and plants and attracting the sun from morning throughout the day and having terrific views across the valley.

Directions 
From Sowerby Bridge proceed up Tuel Lane, take a left at the top onto Burnley Road, go into Luddendenfoot and proceed towards Mytholmroyd and Rockcliffe Mount is the row of town-houses elevated on the right hand side with number 13 being the end property with the private driveway identified by our board.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.