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" This well presented Jack Healey built, 3 bedroomed semi detached family home is conveniently placed for well renowned schooling in the locality and approximately 3/4 mile from the centre of Mirfield. Featuring uPVC double glazing, gas fired central heating and accommodation comprising:- Spacious entrance hall, lounge, dining room, kitchen, utility, 3 good sized first floor bedrooms, bathroom and separate wc. Enjoying a pleasant open aspect to the front, the property has immaculately presented enclosed lawned gardens to the rear together with gardens to the front, driveway and garage. This property would make an ideal home for the young and growing family and early viewing is recommended.

GROUND FLOOR: Enter the property via a uPVC exterior door into the spacious entrance hall. Entrance Hall Having a staircase rising to the first floor with understairs storage cupboard, central heating radiator and doors accessing the kitchen and lounge. Lounge 12'5' x 14'4' (3.78m x 4.37m) Having a fireplace surround with electric fire point, ceiling coving, uPVC double glazed bay window and open access to the dining room. Dining Room 11'1' x 11'10' (3.38m x 3.61m) Having tiled flooring, a serving hatch into the kitchen, central heating radiator and a uPVC double glazed window. Kitchen 7'10' x 11'6' (2.39m x 3.51m) Fitted with a range of modern matching wall and base units with complementary tiled surrounds and granite working surfaces inset into which is a sink unit with mixer tap. There is an integrated oven with gas hob with extractor hood over, space and plumbing for a washing machine, space for a tall fridge freezer, central heating radiator, uPVC double glazed window overlooking the rear garden and doors accessing the dining room and utility. Utility Room 7'8' x 10'1' max (2.34m x 3.07m max) Housing the Glow Worm central heating boiler, space and plumbing for a dishwasher, an internal door giving access to the garage and an external door accessing the rear garden. FIRST FLOOR: Landing Having access to the loft space via a pull down ladder, central heating radiator and uPVC double glazed window. Master Bedroom 11'0' x 12'4' (3.35m x 3.76m) Situated to the front of the property and having ceiling coving, central heating radiator and a uPVC double glazed window enjoying a pleasant open aspect to the front elevation. Bedroom 2 11'10' x 11'1' (3.61m x 3.38m) Having a uPVC double glazed window overlooking the rear garden and central heating radiator. Bedroom 3 7'11' x 7'3' (2.41m x 2.21m) Having a central heating radiator and uPVC double glazed window. This room offers ample room for a single bed and wardrobe. Bathroom Being fully tiled to the walls and furnished with a 3 piece cream coloured suite comprising corner bath, vanity sink unit and shower cubicle. There is a uPVC double glazed window and heated towel rail/radiator. Separate WC Furnished with a low flush wc and uPVC double glazed window. OUTSIDE: There is an immaculately lawned garden to the front of the property with flower/shrub borders and hedging. A pressed concrete driveway provides off road parking facilities and giving access to the attached garage. To the rear can be found a predominantly lawned garden with a raised patio seating area and a variety of shrubs and bushes. Garage 8'3' x 17'6' (2.51m x 5.33m) Having twin timber doors, an additional single personal access door to the front and further personal access door to the rear leading into the utility room. 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 "