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" PLUS BUILDING PLOT Extended 3 bedroom semi-detached property plus building plot. Being extended from its original form by way of a single storey kitchen extension to the rear and having the benefit o f outline planning permission for the erection of a detached dwelling to the side gardens (Calderdale Planning Approval No. 16/01611/FUL). The property itself is beautifully presented throughout with a superb modern fitted white gloss kitchen with a wealth of integrated appliances. Being located approximately 3/4 mile from the centre of Elland, the property is handily located for access to J24 & 25 of the M62 thus making the major trading centres of West Yorkshire and East Lancashire readily accessible.

GROUND FLOOR: A uPVC double glazed side entrance door with leaded and coloured glass panels gives access to the:- Entrance Hall Having tiled flooring and a sliding door leading to the:- Dining Kitchen 18'2' x 20'1' (5.54m x 6.12m) A magnificent open plan dining kitchen fitted with a comprehensive range of white gloss fronted floor and wall units with laminated working surfaces and coloured glass up-stands. There are a wealth of integrated appliances including four ring induction hob set onto a central island with overhead extractor fan and light, double oven and grill, microwave, integral fridge, freezer and dishwasher. There is a central island which in addition to the hob incorporates a sink unit with mixer taps, four seater breakfast bar, there is a separate stainless steel sink unit with mixer taps and side drainer, additional peninsular breakfast bar, wood effect laminate flooring, 3 central heating radiators, uPVC double glazed windows and French doors leading directly onto the rear decking, coloured glass sills, sunken low voltage lighting and Velux window providing additional light. Lounge 14'8' x 10'9' (4.47m x 3.28m) Having central heating radiator, uPVC double glazed window and ceiling coving. Bathroom Having a 3 piece white suite comprising low flush WC, vanity wash basin with cupboards beneath and deep sunk bath with mixer taps. There is a chrome ladder style radiator, part tiling to the walls and fully tiled flooring. There is sunken LED lighting and feature arched uPVC double glazed window. FIRST FLOOR: Staircase rises to the:- Landing Bedroom 1 12'7' max. x 11'4' inc robes (3.84m max. x 3.45m inc robes) Having fitted 8 door wardrobes with hanging and shelving facilities with smoked glass doors, there are 2 central heating radiators, 2 wall light points, uPVC double glazed window. Bedroom 2 12'6' x 8'4' (3.81m x 2.54m) Situated to the rear of the property and having uPVC double glazed window and central heating radiator. Bedroom 3 7'10' x 7'2' (2.39m x 2.18m) Having a central heating radiator and uPVC double glazed window. Family Bathroom Being half tiled to the walls and having a fully tilled floor, there is a 4 piece suite comprising low flush WC, twin vanity wash basins with mixer taps and cupboards beneath and a large double width walk-in shower cubicle with rainwater head shower, glazed screen, sunken LED lighting, uPVC double glazed window to both rear and side and chrome ladder style radiator. OUTSIDE: To the front is a lawned garden with adjacent patterned concrete driveway and parking apron. To the side of the property are generous lawned gardens and decked area, there is outside lighting and water taps. There is an attached single garage Garage 17'3' x 9'0' (5.26m x 2.74m) Remote controlled roller shutter door, there are power and light points and plumbing for an automatic washing machine. 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 "