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" Seldom do properties of this nature and location come on the market, therefore an early inspection is essential to appreciate the quality of this immaculate 3 bedroomed traditional semi detached family home. Positioned towards the top of this popular residential cul-de-sac and enjoying delightful gardens, off road parking and a detached garage. The property features gas fired central heating, uPVC double glazing and having been extended to the rear over 2 storeys, it now provides accommodation comprising:- entrance hall, dining room, living room, kitchen, 3 bedrooms, separate wc and bathroom. Lower Edge is an increasingly popular location due to well regarded local schooling, access to the M62 motorway network and access to the amenities within Elland, Halifax and Huddersfield town centres, making it an ideal purchase for the young and growing family.

GROUND FLOOR: Enter the property via a uPVC external door with inset and side glazed windows into:- Entrance Hall Having a central heating radiator, under stairs storage cupboard and access into:- Cloakroom/WC Furnished with a low flush wc, part tiled walls and a uPVC side window. Dining Room 11'7' x 12'1' (3.53m x 3.68m) This good sized reception room which open plan into the lounge area by way of an archway with sliding doors. There is a fireplace housing an electric fire with slate hearth, serving hatch and a central heating radiator. Living Room 12'0' x 11'5' (3.66m x 3.48m) This well proportioned room has a curved uPVC bay window to the front of the property, inset living flame coal effect gas fire which is set into a stone fireplace with slate hearth and a central heating radiator. Kitchen 14'6' x 7'6' max. / 6'0' min. (4.42m x 2.29m max. Having been extended from its original form, it now provides a range of matching wall and base units with complementary working surfaces over, inset 1? bowl sink unit with side drainer and mixer tap, built-in electric oven with 4 ring electric hob and extractor, space and plumbing for an automatic washing machine, fitted breakfast bar with seating, central heating radiator, part tiled walls, uPVC windows to the side and rear elevations allowing plenty of natural light and a uPVC side external door which gives access to the rear garden. FIRST FLOOR: Landing A spacious landing area which has a uPVC window to the side elevation, loft access point and access into:- Master Bedroom 11'5' x 12'0' plus bay (3.48m x 3.66m plus bay) Having a walk-in bay window, this spacious master bedroom has uPVC double glazed windows with far reaching views and a central heating radiator. Bedroom 2 11'9' x 11'5' (3.58m x 3.48m) Being of double proportions, having a range of fitted furniture including wardrobes with over head storage and a dressing table area. There is a uPVC window to the rear elevation, central heating radiator and loft hatch. Bedroom 3 11'7' x 6'1' (3.53m x 1.85m) Forming the upper floor of the rear extension, this is currently used as a home office. Having a uPVC window to the rear elevation and a central heating radiator. Bathroom Furnished with a 2 piece white suite incorporating pedestal wash basin, panelled bath with thermostatic mixer shower over, part tiled walls, central heating radiator and a uPVC double glazed window to the front elevation. Separate WC Furnished with a low flush wc, part tiled walls and a uPVC double glazed window to the side. LOFT: The loft hatch in bedroom 2 gives access to the loft via a pull down ladder. The loft area is carpeted and has a light. OUTSIDE: To the front of the property there is a block paved driveway which leads down the side of the property, providing ample off road parking and access to the detached garage. The property also has extremely well maintained gardens to the front and rear, the rear garden is generously proportioned and private with level lawn and is surrounded by flower and shrub borders with landscaped areas, greenhouse and timber garden shed. Garage Having an up and over door, power and light. 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 "