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" REDUCED FOR QUICK SALE! This stone fronted Victorian semi-detached family home has living accommodation over three floor levels and truly must be viewed to appreciate the space on offer. Situated in this first class location, within close proximity to Mirfield centre and the amenities afforded there, train station and handily placed for both Crowlees and Hopton Primary. Having uPVC double glazing, gas fired central heating and accommodation comprising: entrance hall with balustrade staircase, lounge, dining room, conservatory, kitchen, cellar, first floor 2 doubles, box room/office, family bathroom and further double bedroom with modern en-suite shower room to the second floor. Permit parking to the front, shared area to the side and enclosed private garden to the rear overlooking Ings Grove Park.

Entrance Hallway A spacious hallway (measuring approx. 19'0') and having wood effect laminate flooring, central heating radiator, dado rail, spindle rail balustrade staircase rising to the first floor, external door to the side and access to the living accommodation and lower ground floor cellar. Lounge 17'3' x 13'1' (5.26m x 3.99m) Having an ornate fireplace surround with decorative tiled interior and living flame coal effect gas fire, wood effect laminate flooring, ceiling coving, central heating radiator and a large uPVC double glazed bay window which lets in plenty of natural light. Dining Room 14'5' x 10'6' (4.39m x 3.20m) Also having wood effect laminate flooring, electric stove effect fire within a chimney breast with brick surround, picture rail, ceiling coving, decorative ceiling and twin timber and glazed doors giving access to the conservatory. Conservatory 9'6' x 10'8' (2.90m x 3.25m) Being of sealed unit double glazed construction and having twin doors opening out onto the rear garden. Kitchen 8'7' x 9'10' (2.62m x 3.00m) Having laminate flooring, part tiling to the walls and range of wall and base units with working surfaces, electric cooking point with stainless steel extractor hood over, stainless steel sink unit with side drainer, space for tall fridge freezer, uPVC double glazed window and central heating radiator. The kitchen also houses the central heating boiler. LOWER GROUND FLOOR: Cellar Providing useful storage space and having electric power and light, plumbing for a washing machine, sink unit and small window. FIRST FLOOR: Landing Having a uPVC double glazed window and wooden doors leading to the bedroom and bathroom accommodation. Bedroom 2 14'5' x 12'11' (4.39m x 3.94m) Situated to the front of the property and having a uPVC double glazed window and central heating radiator. Bedroom 3 14'5' x 10'6' (4.39m x 3.20m) Situated to the rear of the property and having a central heating radiator and uPVC double glazed window which enjoys a pleasant open aspect over Ings Grove Park. Box Room/ Office 6'8' x 9'8' max (2.03m x 2.95m max) Having a uPVC double glazed window and central heating radiator. Bathroom A most spacious family bathroom with ample room to accommodate a separate shower cubicle if required. Having tiled walls, panelled bath, pedestal wash hand basin, low flush WC, fitted linen cupboard and shelving, central heating radiator and uPVC double glazed window. SECOND FLOOR: Master Bedroom 13'10' x 15'10' (4.22m x 4.83m) Having fitted drawer units, a uPVC double glazed window, Velux window and central heating radiator. En Suite Shower Room Fully tiled to the walls and having a modern 3 piece suite comprising shower cubicle, low flush WC, pedestal wash hand basin, central heating radiator and uPVC double glazed window. OUTSIDE: There is a small buffer garden to the front of the property together with shared access to the side, which leads to the rear garden. The rear garden is lawned with a patio seating area and houses a garden shed. The rear garden provides a good degree of privacy and backs onto Ings Grove Park. 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 "