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" This well presented and comfortable family home is located close the open countryside, walks, pubs, restaurants and offers an excellent commutable position just minutes from Junctions 23 and 24 of the M62. Briefly comprising entrance vestibule, entrance hall, living room, dining room, breakfast kitchen. First floor four good sized bedrooms, en-suite shower room and family bathroom. Externally there are gardens, driveway and garage.

The accommodation comprises on the ground floor :- A timber panelled and glazed door opens into an entrance vestibule. ENTRANCE VESTIBULE This has a PVCu double glazed window, central heating radiator and ceiling light point. From here a timber and bevelled glass door opens into the hallway. HALLWAY With spindled return staircase rising to the first floor with useful storage cupboard beneath and PVCu double glazed window to the half landing which provides natural light. There is a central heating radiator and ceiling light point. From the hallway access can be gained to the following rooms :- LOUNGE 4.47m(14'8'') x 4.19m(13'9'') approx This well proportioned reception room has a good degree of natural light from PVCu double glazed windows to the front elevation and timber and glazed French doors to the rear. It should be noted that the windows to the front take advantage of some lovely far reaching rural views. There is a central heating radiator, ceiling light point and as the main focal point of the room there is a feature fireplace which comprises timber surround with conglomerate marble inset and home to an electric coal effect fire which rests on a conglomerate marble hearth. There is also a gas point should someone decide to install a gas fire. DINING ROOM 3.18m(10'5'') x 2.95m(9'8'') approx Situated adjacent to the kitchen the dining room has a PVCu double glazed window, central heating radiator, ceiling light and to one side there is a serving hatch with twin timber bi-fold doors. BREAKFAST KITCHEN 5.18m(17'0'') x 2.84m(9'4'') max approx With PVCu double glazed window enjoying some lovely far reaching views across the rooftops, there is also a timber and glazed door leading out to the rear garden. There is a central heating radiator, two ceiling light points, concealed lighting beneath the wall cupboards, serving hatch and fitted with a range of Pine faced base and wall cupboards, drawers, worktops, leaded and glazed display cupboards with glass shelving and downlighters, four ring gas hob with extractor hood over and electric double oven beneath, inset 1 1/2 bowl single drainer sink and mixer tap, integrated dishwasher, plumbing for automatic washing machine and vented for tumble dryer. FIRST FLOOR LANDING With ceiling light point, dado rail and from the landing access can be gained to the master bedroom, bedroom 3 and family bathroom. The remaining bedrooms are accessed via an inner hallway. MASTER BEDROOM 4.47m(14'8'') x 3.05m(10'0'') approx With a PVCu double glazed window which provides the room with a good degree of natural light and takes advantage of some delightful far reaching views across to Old Lindley, Blackley and beyond. There is a central heating radiator, ceiling light point and to one side access can be gained to an en-suite shower room. EN-SUITE SHOWER ROOM 3.05m(10'0'') x 0.86m(2'10'') approx With a frosted PVCu double glazed window, ceiling light point, central heating radiator, half tiled walls and fitted with a suite comprising pedestal wash basin, low flush w.c., and shower cubicle with shower fitting and bi-fold shower door. BEDROOM 2 5.18m(17'0'') x 2.92m(9'7'') approx This generous double room has a PVCu double glazed window which once again enjoys some pleasant semi rural views. There is a central heating radiator, ceiling light point and loft access. BEDROOM 3 5.18m(17'0'') x 2.84m(9'4'') max approx This is another generously proportioned double room with a PVCu double glazed window which enjoys the best aspect with particularly far reaching views. There is a central heating radiator and ceiling light point. BEDROOM 4 3.18m(10'5'') x 2.26m(7'5'') approx With a PVCu double glazed window with far reaching views, central heating radiator, ceiling light point and fitted shelving. BATHROOM 1.83m(6'0'') x 1.83m(6'0'') approx With a frosted PVCu double glazed window, ceiling light point, tiled walls to dado height, central heating radiator and fitted with a suite comprising panelled bath with mixer tap incorporating hand spray, pedestal wash basin and low flush w.c. PARKING The property has a tarmac driveway which provides off road parking and in turn leads to the garage. To the side of the driveway there is a further gravelled area which provides additional off road parking or could be utilised as a garden if required. GARAGE 5.18m(17'0'') x 2.97m(9'9'') approx With up and over door, two ceiling light points, power, cold water tap, wall mounted gas fired central heating boiler and a frosted PVCu double glazed window. GARDENS The gardens to the property are located to the rear and are well screened with added privacy once leaves are on the trees. There is a shaped lawned garden with crazy paved stone pathway, stone flagged patio, ornamental pond, circular herringbone block paved patio and with planted trees, flowers and shrubs, together with a timber hand gate giving access to Park Lane. CENTRAL HEATING The property has a gas central heating system. DOUBLE GLAZING The property has PVCu double glazing. TENURE Freehold. COUNCIL TAX Band E. ROUTE Proceed out of Huddersfield up Trinity Street and continue straight ahead at the next two roundabouts until reaching the roundabout by junction 23 of the M62. From here take the second exit signposted Outlane and continue through Outlane village then bear left by the red telephone box onto Stainland Road. Continue down the hill into Sowood then turn left onto Park Lane where the property will be found almost immediately on the left hand side. VIEWING For an appointment to view, please contact the office. BOUNDARY OWNERSHIP The boundary ownerships and tenure of this property have not been checked on the title deeds for any discrepancies or rights of way if any. (This is a standard statement on all our brochures due to the Property Misdescription's Act). IMPORTANT NOTE When we were asked to place the property on the market, certain information was not verified. In particular none of the services or fittings and equipment have been tested and we are therefore unable to give warranties of any kind. The British weather is essentially variable, appropriate advice as to local weather conditions should be sought before purchase. (This is a standard statement on all our brochures due to the Property Misdescription's Act). MEASUREMENTS All measurements are for general guidance purposes only and are approximate. Due to variations and tolerances in metric and imperial measurements, measurements contained in the particulars must not be relied upon for ordering carpets, furniture etc. FLOORPLAN Sketch Plan for illustrative purposes only
All measurements, walls, doors, windows, fittings and appliances, their sizes and locations are shown conventionally and are approximate only, and cannot be regarded as being a representation either by the Seller, his agent nor hms Design.
Copyright: Drawing by hms Design. Unauthorised reproduction prohibited
howard@sumner.co.uk ORDNANCE SURVEY MAPS Reproduced from the Ordnance Survey Landranger 110 1:50 000 scale Edition C Revised 1998-99 map with the permission of Ordnance Survey on behalf of The Controller of Her Majesty's Stationery Office, ' Crown copyright 1999', Simon Blyth Estate Agents ES100011782. FREE VALUATIONS If you are thinking of a move then take advantage of our FREE valuation service, telephone our nearest office for a prompt and efficient service. MAILING LIST Keep up to date with all our new properties. Let us know your price range, the area and type of home you require by registering on our mailing list. MORTGAGE ADVICE Simon Blyth Estate Agents understand that getting appropriate mortgage advice is a crucial part of the home buying process. Finding a suitable mortgage has always been something of a daunting experience which is why we would like to introduce you to Mortgage Sorter Ltd. They provide tailored mortgage solutions through a wealth of experience in the mortgage and property market and offer access to the full unrestricted range of products available.
Mortgage Sorter are dedicated to providing ongoing guidance and advice throughout the entire house purchase process keeping you, your estate agent and solicitor involved with continual updates on the progress. Once in your new home Mortgage Sorter will be available for ongoing support to build a long term relationship for your future mortgage planning.
Your home may be repossessed if you do not keep up repayments on your mortgage.
For friendly expert advice on your mortgage requirements, or to discuss the potential of making your ideas a reality then please call in or phone for a chat.
Mortgage Sorter Ltd are at 1st Floor, 16 Wood Street, Wakefield WF1 2ED and be contacted on 01924 362196 or by Email enquiries@mortgagesorterltd.com
HOME INFORMATION PACK The accuracy of the HIP document is the responsibility of the source provider. If information in a search proved to be incorrect, then the Local Authority or personal search agent would be liable for the mistake. COPYRIGHT Unauthorised reproduction prohibited. OPENING TIMES Monday - Friday 9.00am - 5.30pm
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REF:PS/DO 030031 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 not rely 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 give any representation or warranty in respect of the property.
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