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" Situated in arguably the most enviable position within the cul-de-sac is this 3/4 bedroom semi-detached property which has been considerably extended and features a conservatory extension to the rear. The property has a ground floor living room which is currently being used by the vendors as a 4th bedroom with en-suite WC. The property provides a most ideal family home and benefits from uPVC double glazing, gas fired central heating and security alarm system. The property is located in the popular residential area of Holmfield and is within close proximity to the North Halifax Grammar School and Whitehill Primary School. Having good access to public transport links and is approximately 3 miles from Halifax town centre, where most daily requirements can be satisfied. Externally, the property occupies a particularly generous plot and has a driveway providing off road parking and garden areas to 3 sides plus an outbuilding providing useful storage.

GROUND FLOOR: Enter the property via a uPVC external door into the:- Entrance Hallway Having wood effect laminate flooring, a central heating radiator and staircase rising to the first floor. Lounge 11'4' x 13'1' (3.45m x 3.99m) Having an electric coal effect fire set to a granite backcloth and hearth with timber surround, dado rail and ceiling coving. There is wood effect laminate flooring, a central heating radiator and uPVC double glazed window to the front elevation. Dining Kitchen 8'0' x 17'8' (2.44m x 5.38m) This modern and spacious kitchen is fitted with a matching range of wall and base units with tiled splash backs and working surfaces. There is an inset stainless steel sink with side drainer and mixer tap, four ring gas hob with double oven beneath and fitted extractor canopy and space and plumbing for an automatic washing machine. To the dining area is a further range of coordinating cupboards and display cabinets, also having tiling to the floor, ceiling coving, a uPVC double glazed window overlooking the rear garden and uPVC double glazed French doors which lead into the conservatory. Conservatory 10'7' x 7'10' (3.23m x 2.39m) The conservatory takes advantage of the fantastic views to the side and rear of the property and being of dwarf wall construction fitted with uPVC double glazing, wood effect laminate flooring and uPVC double glazed French doors which lead directly out to the rear garden. Living Room/Ground Floor Bedroom 11'10' x 16'9' max. (3.61m x 5.11m max.) This room is currently used via the vendor as a fourth bedroom with en-suite WC or alternatively could be used as a second reception room having a central heating radiator, uPVC double glazed window to the rear and an electric fire mounted to a timber fire surround. En-suite WC Furnished with a vanity wash hand basin and low flush WC and also having a uPVC double glazed window. FIRST FLOOR: Landing Having a uPVC double glazed window to the side elevation. Master Bedroom 11'6' max. x 11'3' (3.51m max. x 3.43m) Positioned to the front of the property having wood effect laminate flooring, ceiling coving, central heating radiator and uPVC double glazed window. Bedroom 2 Fitted with wardrobes to one wall with sliding doors, wood effect laminate flooring, central heating radiator and a uPVC double glazed window taking full advantage of the far reaching views to the rear. Bedroom 3 8'5' max. x 7'8' (2.57m max. x 2.34m) This room is currently utilised as a study area and has wood effect laminate flooring, a central heating radiator and uPVC double glazed window. Shower Room Having panelling to the walls and furnished with a 3 piece white suite comprising low flush WC, pedestal wash hand basin and a double shower unit with glazed shower screen. Also having a central heating radiator and uPVC double glazed window. OUTSIDE: The property occupies a particularly generous plot having garden areas to 3 sides. To the front of the property is a block paved driveway providing off road parking for several cars adjoining a well maintained garden area. To the side of the property is an outbuilding providing useful storage and beyond this a spacious patio area and to the rear is a further paved seating area and steps lead down to the lawned area which is surrounded by shrub and flower borders. VIEW: 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 "