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" This traditional stone built semi detached property is situated in a highly sought after residential area of Elland and provides spacious 3 bedroomed accommodation with lovely gardens to the front and rear, the rear garden attracting the sun for much of the day. In need of a general programme of cosmetic updating, the property has been lovingly maintained by the present Vendor and is an ideal prospect for the young and growing family. Having uPVC double glazing and storage heating, it also benefits from a private gated driveway providing ample off road parking and detached garage with power. Enjoys convenient access to the M62 motorway network and is within easy reach of the well regarded local schooling. The accommodation comprises in brief: Entrance hall, lounge, dining room, kitchen, 3 first floor bedrooms, bathroom and separate wc,, This property will sell fast and therefore an early inspection is encouraged.

GROUND FLOOR: Entrance Hall Accessed via a uPVC exterior door with inset and side glazed panels and having a storage heater, staircase rising to the first floor and ceiling coving. Lounge 12'8' x 10'11' plus bay (3.86m x 3.33m plus bay) Positioned to the front of the property with a walk in square uPVC double glazed bay window to the front elevation, gas fire set to a marble hearth and ceiling coving. Dining Room 12'7' x 12'3' plus bay (3.84m x 3.73m plus bay) A generously proportioned second reception room positioned to the rear of the property with a curved bay window to the rear elevation which is fitted with uPVC double glazed windows and looks out onto the delightful sunny rear garden, a living flame coal effect gas fire set to a tiled surround and hearth and ceiling coving. Kitchen 8'4' x 8'2' (2.54m x 2.49m) Fitted with a range of matching wall and base units with working surfaces inset into which is a stainless steel sink unit with side drainer. There is plumbing for an automatic washing machine, the walls are fully tiled and there is a uPVC double glazed window to the rear elevation, useful understairs storage area and a uPVC exterior door gives access to the side of the property. FIRST FLOOR: Landing Having a uPVC double glazed window to the side elevation and a loft access point. Master Bedroom 12'9' x 12'1' into robes (3.89m x 3.68m into robes This generously proportioned double bedrooms sits to the rear of the property and has a uPVC double glazed window to the rear elevation once again enjoying a sunny aspect onto the rear garden. There is a range of built in wardrobes with over head storage. Bedroom 2 10'10' x 12'1' (3.30m x 3.68m) Another good sized double bedroom positioned tot he front of the property and having a uPVC double glazed window. Bedroom 3 7'10' max x 6'8' (2.39m max x 2.03m) A single bedroom having a uPVC double glazed window to the front elevation. House Bathroom Furnished with a 2 piece coloured suite comprising wash hand basin and bath with shower attachment. The walls are part tiled and there is a heated towel rail and a uPVC double glazed window to the rear elevation. Separate WC Furnished with a low flush wc and having part tiled walls and a uPVC double glazed window to the side elevation. OUTSIDE: The property enjoys a good sized plot with lawned gardens to the front and rear. The rear garden is generously proportioned and attracts the sun for much of the day. There is a private gated driveway which provides ample off road parking for several vehicles and in turn accessing the detached garage (19'9' x 9'7'/6.02m x 2.92m) and has power. There is also a stone built outside store room which is positioned to the rear of the garage. 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 "