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" This stone built 3 bedroomed semi detached property is situated in this highly sought after residential district of Elland. Having views to the front towards Elland golf course, the property provides 2 reception rooms, gas fired central heating, uPVC double glazing, detached single garaging and generous rear gardens. Located approximately 0.25 mile from Elland town centre and is equidistance to the centres of Huddersfield and Halifax with junction 24 of the M62 approximately 1 mile away, making the property readily accessible for those needing to commute to the trading centres of West Yorkshire and East Lancashire.

GROUND FLOOR: Enter the property via a timber and glazed external door into the entrance hall. Entrance Hall Having a telephone point, central heating radiator and staircase rising to the first floor. Lounge 12'8' x 11'9' plus bay (3.86m x 3.58m plus bay) Having a square uPVC double glazed bay window to the front elevation, a central heating radiator, 3 wall light points and a gas and coal effect living flame fire set to a marble back cloth and hearth with fire surround and mantel. Dining Room 12'8' x 11'9' (3.86m x 3.58m) A good sized second reception room having a central heating radiator and a uPVC double glazed window to the rear elevation. Kitchen 11'4' max, 7'9' min x 7'9' (3.45m max, 2.36m min x Fitted with a range of dark oak fronted wall and base units incorporating glazed display cabinets and having complementary laminated working surfaces over inset into which is a 1? bowl stainless steel sink unit with mixer tap and side drainer. Also inset into the working surface is a 4 ring gas hob with over head extractor fan and light and split level double oven and grill. There is full tiling to the walls, space and plumbing for an automatic washing machine, central heating radiator, a wood grain effect uPVC external door with leaded and coloured glass double glazed panel and a walk in pantry cupboard. FIRST FLOOR: Landing Having a uPVC double glazed window and doors accessing the bedroom accommodation and a bathroom. Bedroom 1 12'7' x 11'8' inc robes (3.84m x 3.56m inc robes) Having a range of fitted 4 door robes with hanging and shelving facilities, a centre knee hole dressing table with drawer units to either side, vanity mirror and concealed lighting. There is a central heating radiator and a uPVC double glazed window to the rear elevation. Bedroom 2 11'6' x 12'1' (3.51m x 3.68m) Having fitted 4 door robes with over head bed head cupboards and there is a central heating radiator, built in drawer units and cupboards with dressing table above and a uPVC double glazed window to the front elevation enjoying views towards Elland golf course. Bedroom 3 8'8' x 7'0' inc bulk head (2.64m x 2.13m inc bulk Having a central heating radiator and a uPVC double glazed window to the front elevation and again enjoys the views towards the golf course. Shower Room Furnished with a 3 piece suite comprising low flush wc, pedestal wash hand basin and shower cubicle. There is a central heating radiator, a uPVC double glazed window and a built in airing cupboard. OUTSIDE: To the front of the property there are flower bed gardens with borders of hedging and rose beds. There is a side driveway giving access to the detached single garage having an up and over door. To the rear can be found generous gardens being predominantly lawned with shaped borders of flowers, shrubs and evergreens. 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 "