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" This spacious 3 bedroomed semi detached property offers well presented accommodation which is well suited to the young family. Situated in this popular locality within the catchment area of the well regarded local schooling, the property also offers convenient access to the amenities within Elland town centre and the M62 motorway network. Enjoying modern fixtures and fittings throughout with a gas fired central heating system and a uPVC double glazing and comprises in brief: Entrance hall, lounge, dining area, kitchen, 3 first floor bedrooms and house bathroom. Externally there are gardens to both the front and rear together with a driveway and detached garage.

GROUND FLOOR: Enter the property via a uPVC external door with side uPVC double glazed window into the entrance hall. Entrance Vestibule Having a staircase rising to the first floor level with a useful understairs storage cupboard and a door accessing the lounge. Lounge 11'3' x 14'11' (3.43m x 4.55m) A good sized and well presented reception room with a contemporary feature fireplace with coal effect living flame gas fire set to a marble effect back cloth and hearth and wooden surround. There is a uPVC double glazed window to the front elevation with central heating radiator beneath and a door accessing the dining area. Dining Area 5'7' x 10'0' (1.70m x 3.05m) Having a uPVC double glazed window to the rear elevation with central heating radiator beneath and a door accessing the kitchen. Kitchen 7'3' x 10'9' max (2.21m x 3.28m max) Fitted with a modern range of matching wall and base units with complementary working surfaces over inset into which is a stainless steel sink unit with side drainer and mixer tap. There is a gas cooker point, space and plumbing for an automatic washing machine and dishwasher, part tiling to the walls, a uPVC double glazed window to the rear elevation and a uPVC side external door. FIRST FLOOR: Landing Having a uPVC double glazed window to the side elevation, central heating radiator and a loft access point. The loft is boarded and has a pull down ladder and light. Master Bedroom 9'9' x (2.97m x) A well presented master bedroom positioned to the front of the property and having a uPVC double glazed window to the front elevation with central heating radiator beneath. Bedroom 2 9'2' x 9'10' (2.79m x 3.00m) A good sized second bedroom which is positioned to the rear of the property and has a uPVC double glazed window to the rear elevation with central heating radiator beneath and a built in wardrobe with overhead storage. Bedroom 3 6'0' x 6'7' (1.83m x 2.01m) Having a uPVC double glazed window to the side elevation and central heating radiator. Bathroom Furnished with a modern 3 piece suite in white comprising low level wc, pedestal wash hand basin and bath with thermostatic shower over. There is tiling to both the walls and floor, a chrome ladder style heated towel rail, a uPVC double glazed window to the rear elevation and an extractor. OUTSIDE: To the front of the property there is a low maintenance garden area. To the side a paved driveway provides off road parking and in turn gives access to the detached garage. 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 "