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" This extended stone built semi detached property is located within the ever popular Lower Edge area of Elland. The property is well presented with both uPVC double glazing and gas fired central heating and has a modern fitted kitchen and bathroom. There are 2 reception rooms and 2/3 bedrooms. The property occupies a generous plot and has gardens to both front and rear, off road parking and a detached garage. Lower Edge offers convenient access to the amenities within Elland town centre and the well regarded local schooling and an early internal inspection is encouraged.

GROUND FLOOR: Enter the property via an external door into the entrance vestibule. Entrance Vestibule Having a central heating radiator, a staircase rising to the first floor level and a door accessing the lounge. Lounge 15'2' into bay x 11'9' max (4.62m into bay x 3.58m A well proportioned reception room which has a walk in uPVC double glazed bay window to the front elevation with central heating radiator beneath, an open fireplace with inset multi fuel stove set to a brick hearth, inset ceiling spotlights, wood effect laminate flooring and a door accessing the dining kitchen. Dining Area 15'2' x 8'2' (4.62m x 2.49m) Being open plan by way of an archway to the kitchen area and having uPVC double glazed French doors to the rear elevation allowing access to the rear garden, a central heating radiator, a uPVC double glazed window to the side elevation, a section of contemporary base units with fitted working surfaces to complement the kitchen area, part wood effect laminate flooring and a door gives access to a useful understairs storage area which houses the central heating boiler. Kitchen 5'5' x 6'8' (1.65m x 2.03m) Being open plan to the dining space and fitted with a range of contemporary wall and base units with working surfaces over inset into which is a stainless steel sink unit with side drainer and mixer tap. There is tiling to the floor which continues into a section of the dining area, part tiling to the walls, gas cooker point and space and plumbing for an automatic washing machine. There is a uPVC double glazed window to the rear elevation and a uPVC external door to the side elevation. FIRST FLOOR: Landing Having a uPVC double glazed window to the side elevation and loft access point. Bedroom 1 9'1' x 11'3' (2.77m x 3.43m) Being positioned to the front of the property and having a uPVC double glazed window to the front elevation and a central heating radiator. Bedroom 2 10'1' x 8'9' (3.07m x 2.67m) Being positioned to the rear of the property and having a uPVC double glazed window to the rear elevation and a central heating radiator. Bedroom 3 5'9' x 7'0' (1.75m x 2.13m) Having some limitation to the floor space due to the bulk head and being potentially better used as a study or nursery, there is a central heating radiator, wood effect laminate flooring and a uPVC double glazed window to the side elevation. House Bathroom Furnished with a 3 piece suite in white comprising low flush wc, pedestal wash hand basin and bath with thermostatic shower over. The walls and the floor are fully tiled and there is a chrome ladder style heated towel rail, heated flooring - inset ceiling spotlights and a uPVC double glazed window to the rear elevation. OUTSIDE: There are gardens to both the front and the rear of the property. The rear garden is low maintenance and there is a detached single car garage and off road parking. 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 "