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" Occupying a generous plot within this sought after residential development is this semi detached family home. The property offers immaculately presented accommodation with 2 double bedrooms and a spacious conservatory extension to the rear. There are modern fixtures and fittings throughout together with majority uPVC triple glazing and a gas fired central heating system. Externally the property enjoys beautifully manicured gardens to both front and rear, ample off road parking and a double length garage/workshop. Being ideally positioned for the well regarded local schooling and the amenities within Elland town centre, the property also sits within 3 miles of access to the M62 motorway network allowing to Leeds and Manchester.

GROUND FLOOR: Entrance Hall Enter the property via a uPVC external door with side glazed panel into this spacious entrance hallway. Having 3 triple glazed uPVC windows, staircase rising to the first floor level and central heating radiator . A door gives access to the lounge/diner. Lounge Diner 23'1' max x 11'10' max (7.04m max x 3.61m max) This well proportioned lounge/diner has a contemporary wall mounted ornamental fireplace, 2 central heating radiators, uPVC triple glazed window overlooking the pleasant front gardens and uPVC double glazed sliding patio doors leading to the conservatory. Conservatory 9'10' x 8'8' (3.00m x 2.64m) This uPVC double glazed conservatory provides an ideal second reception room, having a central heating radiator, air-conditioning unit, uPVC double glazed door leading directly onto the rear gardens. Kitchen 7'5' max x 9'11' max (2.26m max x 3.02m max) This modern kitchen is fitted with a range of matching wall and base units with complimentary working surfaces with inset stainless steel sink with side drainer and mixer tap, 4 ring gas hob with fitted extractor canopy and electric oven beneath. Also having space and plumbing for an automatic washing machine, space for a fridge, a UPVC triple glazed window overlooking the rear garden, uPVC external door to the side elevation and tiling to the walls. A door leads to a useful storage pantry which houses the central heating boiler. FIRST FLOOR: Landing With loft access point and a uPVC triple glazed window to the side elevation. Master Bedroom 11'10' max x 13'5' max (3.61m max x 4.09m max) Positioned to the front of the property is this spacious master bedroom having a range of fitted wardrobes and cupboards with mirrored doors, a uPVC triple glazed window to the front elevation and central heating radiator. Bedroom 2 8'8' x 9'9' to robes (2.64m x 2.97m to robes) Another spacious double bedroom having fitted wardrobes with sliding mirrored doors, a central heating radiator and uPVC double glazed window to the rear elevation. Family Bathroom Being fully tiled to walls and furnished with a 3 piece suite comprising low flush WC, wash hand basin set to vanity unit with storage beneath and a square shaped bath with shower attachment. Also having a central heating radiator and uPVC triple glazed window to side elevation. OUTSIDE: The property occupies a particularly generous plot having beautifully manicured gardens to both front and rear. A tarmacadam driveway leads to a double length garage/workshop providing ample off road parking. To the front of the property is a well stocked tiered rockery and gravel seating area. To the rear are good sized lawned gardens with shrub borders and further decked seating area enclosed by timber fencing. Double Length Garage 10'0' x 30'8' (3.05m x 9.35m) The garage is fitted with power and light and allows for parking for two cars with further workshop area. With 2 windows allowing natural light, inspection pit and electric roller door. 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 "