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" This 2 bedroomed semi detached property has been extended from its original form by way of utility and kitchen extension to the ground floor. Providing an ideal opportunity for the first time buyer to take a step onto the property or alternatively the young and growing family and being located at the head of this popular residential cul-de-sac in the sought after area of Old Earth, approximately half a mile from Elland town centre where most daily requirements can be satisfied. Featuring gas fired central heating, uPVC double glazing and a security alarm, the property is further enhanced by a single garage.

GROUND FLOOR: Lounge 15'0' x 13'2' max (4.57m x 4.01m max) Accessed via a uPVC double glazed door and having a gas and coal effect living flame fire set to a marble effect back cloth and hearth with a pine surround and mantle, a central heating radiator, a uPVC double glazed window to the front elevation and a staircase rising to the first floor level with understairs storage cupboard. Breakfast Kitchen 13'2' x 8'1' (4.01m x 2.46m) Fitted with a range of matching modern white gloss fronted wall and base units with complementary tiled splashbacks and working surfaces inset into which is a 1? bowl stainless steel sink unit with side drainer and mixer tap and a 4 ring gas hob with overhead extractor fan and light and integrated oven beneath. There is an integrated wine rack, breakfast bar, central heating radiator and a uPVC double glazed window. A stable style door gives access into the utility room. Utility Room 6'1' x 5'2' (1.85m x 1.57m) Having space and plumbing for an automatic washing machine, wood effect laminate flooring, a uPVC double glazed window and an access door into the conservatory. Conservatory 9'2' x 8'10' (2.79m x 2.69m) Set onto a stone base with uPVC double glazed windows and having access doors to either side leading out onto the rear gardens. FIRST FLOOR: Landing Having access doors into the bedroom accommodation and bathroom. Master Bedroom 13'2' max, 11'4' min x 9'7' (4.01m max, 3.45m min Having fitted robes with sliding doors, a central heating radiator, wood effect laminate flooring and a uPVC double glazed window. Bedroom 2 11'7' x 6'8' (3.53m x 2.03m) Having wood effect laminate flooring, a central heating radiator and a uPVC double glazed window. Bathroom Being fully tiled to the walls and furnished with a 3 piece suite comprising panelled bath with mixer tap shower attachment and shower screen, pedestal wash hand basin and low flush wc. There is a central heating radiator and a uPVC double glazed window. OUTSIDE: To the front of the property there is a tarmacadam driveway leading to the single detached garage having an up and over door. To the side of the property can be found a flagged patio area with raised decking, outside security lighting and a workshop with uPVC double entrance doors. The rear garden comprises further decked gardens with flower bed borders, mature trees and bushes with built in irrigation system. There is a also a feature garden pond and being fully enclosed with security lighting, water tap and further garden lighting. 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 "