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" Blackley Road is a particularly sought after location within Elland and this period stone built semi detached property offers immaculate extended accommodation with a superb outlook to the front and generous gardens. The property is well suited to today's family with an open plan kitchen/dining space with adjoining sun lounge which has direct access to the garden. The lounge and the master bedroom are positioned to the front of the property and both enjoy large walk in bay windows taking advantage of the views. There are 2 further bedrooms and a modern house shower room. The property also has both double glazing and gas fired central heating and there is a gated driveway and single detached garage. Being ideally positioned for the M62 motorway access and the amenities in Elland, Halifax and Huddersfield town centres.

GROUND FLOOR: Entrance Hall Accessed via a uPVC external door with inset glazed panels, this spacious hallway has a central heating radiator, staircase rising to the first floor level with useful storage space beneath and ceiling coving. Cloakroom WC Furnished with a 2 piece suite in white comprising low flush wc and wash hand basin. There is a central heating radiator, extractor and a uPVC double glazed side window. Lounge 11'9' x 14'8' into bay (3.58m x 4.47m into bay) A beautifully presented reception room which benefits from plentiful natural light from a large walk in uPVC double glazed bay window to the front elevation affording a superb outlook. There is ceiling coving, central heating radiator, modern fireplace housing an electric fire with marble back cloth and hearth and timber Adam style surround and 2 wall light points. Dining Area 11'2' x 11'6' (3.40m x 3.51m) Being open plan to the kitchen and sun lounge by way of 2 archways, this is an ideal family space with a central heating radiator and gas fire. Kitchen Area 5'3' x 13'3' (1.60m x 4.04m) Fitted with a matching range of wall and base units incorporating glass fronted display cabinets and having complementary working surfaces over inset into which is a 1? bowl stainless steel sink unit with side drainer and mixer tap. There are integrated appliances to include a double oven with double oven with 5 ring gas hob with fitted extractor, fridge and freezer and there is space and plumbing for an automatic washing machine. The walls are part tiled and there are 2 uPVC double glazed windows to the rear and side elevations and a central heating radiator. Sun Lounge 7'6' x 11'4' (2.29m x 3.45m) A lovely addition to the living space with full height uPVC double glazed windows and uPVC double glazed French doors which give direct access to the rear garden. There is a central heating radiator and inset ceiling spotlights. FIRST FLOOR: Landing Having a uPVC double glazed window to the side elevation and a loft access point. The loft has a pull down ladder and is partially boarded with light. Master Bedroom 14'8' into robes x 12'0' into bay (4.47m into robe A delightful master bedroom having a walk in uPVC double glazed bay window frontage which affords superb far reaching views towards surrounding countryside. The room once again benefits from plentiful natural light and has a range of built in storage to include wardrobes and over head cupboards. There is a central heating radiator and dressing table area with 2 wall light points. Bedroom 2 11'3' x 10'8' (3.43m x 3.25m) Being positioned to the rear of the property, this generously proportioned second bedroom has a uPVC double glazed window to the rear elevation and a central heating radiator. Bedroom 3 9'2' max x 5'5' (2.79m max x 1.65m) Having a uPVC double glazed window to the front elevation and a central heating radiator. House Shower Room Furnished with a modern 4 piece suite comprising low flush wc, bidet, vanity wash hand basin with mirror and wall light and a large walk in shower enclosure which houses a thermostatic shower. There is a central heating radiator and 2 uPVC double glazed windows to the side elevation. OUTSIDE: The property enjoys delightful gardens to both the front and rear. The front garden is lawned with decorative shrub and flower borders and there is a tarmacadam driveway providing off road parking and in turn gives access to the detached garage (8'2' x 15'9') with up and over door and uPVC double glazed windows to the rear and side elevations. The enclosed rear garden is of generous proportions and is laid predominantly to lawn with shrub and flower borders and raised stone patio seating area. There is a side access to the garage and a useful stone outbuilding. 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 "