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" Enjoying a quiet cul-de-sac location is this brick built 3 bedroomed semi detached family home. Having generously proportioned accommodation comprising a large entrance hall with understairs storage, lounge, dining room, kitchen, 3 spacious first floor bedrooms (bed 1 and bed 2 with fitted wardrobes) shower room and separate wc. Externally there are low maintenance gardens to front and rear, a block paved driveway and a double tandem garage. Featuring uPVC double glazing, gas fired central heating and security alarm and being situated approximately 1.25 miles from the centre of Mirfield and early viewing is highly recommended. NO VENDOR CHAIN

GROUND FLOOR: Enter the property via a uPVC/glazed entrance door with full height double glazed windows to either side which leads into the spacious entrance hall. Entrance Hall Having a wall mounted gas heater, central heating radiator and understairs storage cupboard housing the central heating boiler. Lounge 14'11' x 11'4' (4.55m x 3.45m) Having a uPVC double glazed bay window, fireplace with gas fire and a central heating radiator. Dining Room 11'11' x 11'4' (3.63m x 3.45m) Having sliding patio doors giving access to the rear garden, fireplace surround with electric fire point and a central heating radiator. Kitchen 7'7' x 11'1' (2.31m x 3.38m) Fully tiled to the walls and floor and fitted with a range of base and wall units with complementary working surfaces over. There is space for a tall fridge freezer, plumbing for a washing machine, gas cooker point, concealed lighting to the wall units, stainless steel sink unit with side drainer, a uPVC double glazed window overlooking the rear garden and a uPVC double glazed exterior door to the side elevation. FIRST FLOOR: Landing Having a uPVC double glazed window and access to the loft space. Master Bedroom 12'11' x 9'4' (3.94m x 2.84m) Situated to the front of the property and having a range of 7 door fitted wardrobes providing hanging and shelving facilities, central heating radiator and a uPVC double glazed window. Bedroom 2 12'0' x 9'5' (3.66m x 2.87m) A second bedroom of double proportions having 8 door fitted wardrobes providing hanging and shelving facilities and drawer units, central heating radiator and a uPVC double glazed window. Bedroom 3 7'8' x 8'6' (2.34m x 2.59m) Having a central heating radiator and uPVC double glazed window. Shower Room Fully tiled to the walls and furnished with a 2 piece modern suite in white comprising vanity sink unit with storage beneath and large walk in corner shower cubicle. There is a central heating radiator, chrome ladder style radiator and a uPVC double glazed window. Separate WC Fully tiled to the walls and furnished with a low flush wc in white. There is a panelled ceiling and a uPVC double glazed window. OUTSIDE: There is a low maintenance paved and gravelled garden to the front surrounded by Conifer hedging. To the side there is a block paved driveway providing off road parking which leads to the detached tandem double garage with up and over door and a rear personal access door. The rear garden is also low maintenance being predominantly block paved and having raised walled flower beds. 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 "