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" Well-presented 3-bedroomed link detached family home in an excellent location on a corner plot with gardens front and rear and off-street parking.
This property is within easy walking distance of the centre of Shelf village and good primary schools at St Michael's and Shelf, it is close to open countryside and has strong transport links with major bus routes nearby and the motorway a few minutes' drive away.
The accommodation briefly comprises: entrance hall, cloak/wc, utility, study/office, kitchen, dining room, lounge, 2 double bedrooms, a single bedroom and the house bathroom. It is double-glazed throughout and has gas central heating with a virtually new boiler.
3-bedroomed properties of this quality in this area are few and far between and viewing is essential.
No DSS/DWP. No pets. No smokers.

ACCOMMODATION GROUND FLOOR ENTRANCE HALL A hardwood exterior door under a verandah that runs across the width of the house opens into the hallway which, in turn, has doors off to al the downstairs rooms including the cloak/wc and the utility and office LOUNGE This is a good-sized lounge with a bay window looking over the front garden and an Adam-style fireplace with marble surround and hearth and a living flame gas fire as its centrepiece. Double doors into the dining room allow the two rooms to open into a single space looking through the patio doors in the dining room into the back garden. DINING ROOM The dining room and the kitchen are a single, large space but divided by an arch and the kitchen units so that it feels like a separate room with patio doors opening into the back garden and letting in plenty of natural light. As mentioned above when desribing the lounge, there are double doors between the lounge and the dining room so that it can be opened up to make a single space, which, combined with the kitchen, makes this a great place to entertain friends and family. KITCHEN The spacious kitchen can be accessed directly from the hallway or through the dining room. Although it is divided from the dining room by an arch and the kitchen base units. There is a stainless steel sink under the window looking into the back garden, an integrated oven and 4-burner gas hob with stainless steel extractor hood and an exterior door opening to the driveway and back garden. UTILITY ROOM The former garage has been converted into a utility room and adjoining office/study. The utility is plumbed for a washing machine and dryer and is fitted with wall and base units for useful additional storage. There is a window looking to the front giving natural light. OFFICE/STUDY A door from the utility room leads into what was originally part of the garage but the owner used it as her office and it could be used as a study or as extra storage space. It has windows looking to the rear over the driveway. CLOAKS/WC Just to the right off the hallway as you enter through the front door is the downstairs cloakroom and toilet. There is no photograph of it because it is in the course of being completely refurbished with a white 2-piece suite comprising wc and washbasin. FIRST FLOOR MASTER BEDROOM A double bedroom with windows looking to the front of the property. EN SUITE BATHROOM The modern, fully tiled en-suite bathroom has a white 3-piece suite comprising wc, a washbasin on a stainless steel feature mount and a shower. Chrome heated towel rail. Obscure-glazed window looking to the side of the property. BEDROOM 2 Another, spacious double bedroom looking to the rear of the property. BEDROOM 3 A single bedroom with a window looking to the front of the property. BATHROOM A fresh, modern, fully-tiled bathroom with a 3-piece suite comprising wc, pedestal washbasin and panelled bath. Chrome heated towel rail. OUTSIDE There are easy-to-maintain gardens to the front, rear and side of the property which is on a corner plot. The front of the property faces on to Cooper Lane but it was built as part of the well-regarded Howdenbrook development just over 20 years ago. The side of the property faces on to Howdenbrook and the driveway is off Howdenbrook and provides off-street parking for at least 2 cars.
Conifers provide a high degree of privacy and the gardens are mainly lawned. OUTSIDE ENERGY PERFORMANCE COUNCIL TAX From verbal enquiries made with the local authority we understand the property is in Band D. Details of annual charges can be obtained by going to www.calderdale.gov.uk. VIEWING By prior appointment through the agents on 01274 677700.
Open Monday to Friday 9.00am to 5.00pm and Saturdays 9.30am to 1.00pm. HOW TO GET THERE Proceed from our office in Shelf, along the main road, past Shelf Cenotaph, past the shops and turn left at the Shoulder of Mutton public house onto Carr House Lane. At the mini roundabout turn left onto Cooper Lane where the property can be found on the right hand side on the junction with Howdenbrook in about 100yards. This footer paragraph is an example only and should not be relied upon as complying with current legislation. These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should notrely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or giveany representation or warranty in respect of the property.
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