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" Occupying a cul-de-sac position within this well regarded village is this semi detached property which would suit the young family boasting 2 double bedrooms plus 3rd bedroom
ursery. Being very well presented throughout, the ground floor accommodation has been enhanced by virtue of an extension to the dining kitchen making a significant difference to the feeling of space with french doors leading out to the rear garden. Featuring uPVC double glazing, gas fired central heating, contemporary modern bathroom suite and integrated appliances to the fitted kitchen. With off road parking and gardens, this property is conveniently positioned for those requiring access to Halifax, Brighouse, Huddersfield, Elland and the M62 motorway network.

GROUND FLOOR: Enter the property via a uPVC external door with double glazed panelling into the entrance hall. Entrance Hall Having a central heating radiator, staircase rising to the first floor level and a door accessing the lounge. Lounge 14'6' max x 11'3' max (4.42m max x 3.43m max) Having a living flame pebble effect gas fire, an arched alcove to one side of the chimney breast, 2 wall light points and a central heating radiator. A door gives access through into the dining kitchen. Dining Kitchen 14'6' max x 10'10' max + 7'3' x 4'1' (4.42m max x The extension to the dining area makes a significant difference to the space in this room. The kitchen area is fitted with a range of matching wall and base units with complementary tiled surrounds and butchers block effect laminated working surfaces inset into which is a stainless steel sink unit with mixer tap and single drainer. Also inset into the working surface is a 4 burner gas hob with extractor over and oven to the side and there is space and plumbing for an automatic washing machine. Laminate flooring runs throughout the dining kitchen and to the dining area there is a central heating radiator and French doors leading out to the rear gardens. FIRST FLOOR: Landing Having doors accessing the bedroom accommodation and bathroom. Master Bedroom 13'6' max x 8'5' max (4.11m max x 2.57m max) Having a central heating radiator. Bedroom 2 10'0' x 8'6' (3.05m x 2.59m) Having a central heating radiator and loft access point. The loft space is partially boarded. Bedroom 3/Nursery 7'11' max x 5'11' max inc bulkhead (2.41m max x 1. Positioned to the front of the property and having a central heating radiator. Bathroom Furnished with a 3 piece contemporary suite in white comprising panelled bath with shower attachment and side screen, rectangular wash hand basin and low flush wc. There is complementary tiling to both the walls and floor, a vertical chrome central heating radiator/heated towel rail, a cupboard housing the central heating boiler. OUTSIDE: To the front of the property there is a lawned garden with block paved driveway providing off road parking. The block paving then extends down the side of the property where there is a gate accessing the rear garden. To the rear can be found a low maintenance pebbled garden with paved patio area and raised flower beds. 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 "