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" This well presented semi detached property sits within a generous plot with ample off road parking, detached garage and delightful gardens. The property has been improved and maintained by the present vendors, having been extended to the rear by way of a spacious conservatory. Being equipped with modern fixtures and fittings throughout including gas central heating, uPVC double glazing and having 3 good sized bedrooms (master with fitted wardrobes), this is an ideal prospect for the young and growing family. Located in this highly sought after position which is extremely convenient for the local schooling and amenities within Elland town centre. The towns of Huddersfield and Halifax are also within close proximity, together with access to the M62 motorway network. Due to the popularity of this location an early inspection is strongly encouraged.

GROUND FLOOR: Enter the property via a uPVC external door with inset and side glazed panels into:- Entrance Hall Having a uPVC window to the side elevation, staircase rising to the first floor level, range of useful built-in storage cupboards (one of which houses the central heating boiler) and a door gives access into the lounge/dining area. Lounge/Dining Area 12'4' max. x 23'8' (3.76m max. x 7.21m) Lounge To the lounge area there is a large uPVC window to the front elevation allowing for plentiful natural light, modern fireplace, modern coal effect gas fire with marble surround and hearth and is open plan to the dining area. Dining Area Having a central heating radiator, uPVC sliding patio doors which give access to the conservatory extension and a further door giving access to the fitted kitchen. Kitchen 8'6' x 8'0' (2.59m x 2.44m) Being fitted with a contemporary range of matching wall and base units, complementary wood working surfaces over, inset stainless steel sink unit with side drainer and mixer tap, built-in Bosch electric oven with 4 ring hob and fitted extractor, integrated fridge, space and plumbing a dishwasher, part tiled walls and uPVC window to the rear elevation. A uPVC external door gives access to the side of the property and a further door gives access to a useful pantry/storage area which is plumbed for an automatic washing machine and is fitted for shelving. Conservatory 6'1' x 12'8' (1.85m x 3.86m) A useful addition to the living space and being fitted with uPVC double glazed windows. Having a uPVC door giving access to the attractive rear garden. FIRST FLOOR: Landing Having a uPVC window to the side elevation and a pull down ladder giving access to the loft which is part boarded and has light. Master Bedroom 8'11' x 14'6' (2.72m x 4.42m) Positioned to the front of the property, having a contemporary range of full height fitted wardrobes, uPVC double glazed window to the front, central heating radiator and 2 wall light points. Bedroom 2 8'11' x 8'9' (2.72m x 2.67m) Situated to the rear of the property, this second bedroom is of generous proportions overlooking the rear garden with uPVC window and central heating radiator. Bedroom 3 6'1' x 11'1' max. (1.85m x 3.38m max.) Presently being used as a home office, having a uPVC double glazed window and central heating radiator. Bathroom Furnished with a modern 3 piece white suite incorporating low flush wc, panelled bath with thermostatic mixer shower over and hand wash basin which is set to a fitted vanity unit. There is an additional fitted vanity storage unit, ladder style chrome heated towel rail, part tiled walls and a uPVC window to the rear. OUTSIDE: The property enjoys generous gardens to both the front and rear, the front garden is tiered and there is ample space for off road parking to the top of the drive, with a driveway leading down the side of the property allowing for further parking. There is a larger than average single car garage with up and over door, power/light. The rear garden is fully enclosed and laid predominantly to lawn with decorative shrub and flower borders. 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 "