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" This 3 bedroomed semi detached property would make an ideal purchase for the first time buyer/young family or alternatively the investor. Having spacious accommodation comprising:- Entrance hall, lounge, dining kitchen, side entrance and utility, to the first floor are 3 bedrooms, bathroom and pull down ladder to converted loft which has a Velux window, central heating radiator, power and light. Externally there are gardens to front and rear with the rear garden being larger than average and driveway which provides off road parking. Being conveniently situated for access to local amenities and schooling within the area with the centre of Mirfield approximately 1.2 miles away.

GROUND FLOOR: A uPVC/glazed entrance door gives access to the entrance hall. Entrance Hallway Having a central heating radiator, uPVC window to the side and staircase rising to the first floor level. Lounge 16'4'' x 8'1'' (4.98m x 2.46m) Having a central heating radiator and uPVC double glazed window to the front elevation. Dining Kitchen 16'4'' x 8'11'' (4.98m x 2.72m) Having laminate flooring, a range of modern wall and base units with complimentary working surfaces over, integrated oven, stainless steel sink unit and mixer tap, integrated electric hob, dishwasher, refrigerator and freezer, central heating radiator, fitted wooden dining seat (which houses the meters) and uPVC double glazed window overlooking the rear garden. The kitchen gives access to the side entrance and utility. Utility Area/Side Entrance 2'8'' x 4'11'' (0.81m x 1.50m) Having understairs storage, space and plumbing for a washing machine, Baxi central heating boiler and uPVC/glazed side entrance door. FIRST FLOOR: Landing Having a uPVC double glazed window to the side elevation and access to the loft space via a pull down ladder. Master Bedroom 12'6'' x 11'9'' (3.81m x 3.58m) Having a central heating radiator and uPVC double glazed window. Bedroom 2 8' x 13'2'' (2.44m x 4.01m) Having a central heating radiator and uPVC double glazed window. Bedroom 3 7'5'' max. x 9'2'' max. (2.26m max. x 2.79m max.) An 'L' shaped room and having a fitted wardrobe, bulkhead, central heating radiator and uPVC double glazed window. Bathroom Fully tiled to the walls and having a three piece white suite comprising panelled bath with shower attachment over, low flush WC, pedestal wash hand basin, central heating radiator and uPVC double glazed window. Converted Loft 9'2'' x 12'3'' (2.79m x 3.73m) A useful addition to the living space (no permanent staircase, accessed via pull down ladder) and would make a good office/occasional room. Having a Velux window, central heating radiator, power and light. OUTSIDE: There is a gravelled garden area to the front with tarmacadam driveway providing off road parking. To the rear is a substantial lawned garden with perimeter fencing, a decked seating area and gravelled section. An ideal garden for small children/pets. 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 "