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" This immaculately presented, stone built, semi-detached 3 bedroomed property enjoys a quiet cul-de-sac position situated amidst rural surroundings yet only a short distance to the centre of Mirfield and all required amenities. Also being handily placed for Mirfield train station with transport links to Leeds, Manchester and London and within close proximity to Hopton Primary School. Having uPVC double glazing, gas fired central heating and security alarm, the accommodation comprises - entrance hall, lounge, separate dining room and kitchen, 3 bedrooms, en suite shower room to the master, family bathroom. Externally there are gardens to the front and rear, driveway providing ample off-road parking for a number of vehicles and attached garage. Viewing is highly recommended to appreciate the rural setting and open aspect this property enjoys.

GROUND FLOOR: Entrance Hallway An entrance door gives access to the entrance hallway which has a central heating radiator and staircase rising to the first floor. Lounge 14'3' x 11'6' (4.34m x 3.51m) Having a fireplace surround with marble interior and hearth and living flame coal effect gas fire, ceiling coving, central heating radiator, uPVC double glazed window and open archway leading to the dining room. Dining Room 7'0' x 9'0' (2.13m x 2.74m) Having a large under stairs storage cupboard, central heating radiator and uPVC double glazed window. Kitchen 9'0' x 7'3' (2.74m x 2.21m) Having a range of wall and base units with working surfaces, integrated gas hob with extractor hood over, integrated oven, space for a tall fridge/freezer, 1? bowl sink unit with mixer tap and side drainer, plumbing for washing machine, high quality wood effect laminate flooring, central heating radiator and external door giving access to the rear. FIRST FLOOR: Landing Having a built-in linen cupboard and access to the loft space which has been insulated. Master Bedroom 10'1' x 8'6' (3.07m x 2.59m) Having built-in double wardrobe providing hanging and shelving facilities, central heating radiator and uPVC double glazed window. En Suite Shower Room Being part tiled to the walls and having a 3 piece suite comprising pedestal wash hand basin, low flush wc and separate shower cubicle, extractor fan and central heating radiator. Bedroom 2 8'9' x 8'7' (2.67m x 2.62m) Having a central heating radiator and uPVC double glazed window. Bedroom 3 6'9' x 6'1' (2.06m x 1.85m) Incorporating the bulkhead and having a central heating radiator and uPVC double glazed window. Bathroom Being part tiled to the walls and having a 3 piece suite comprising panelled bath with mixer tap shower attachment, pedestal wash hand basin and low flush wc, central heating radiator, extractor fan and uPVC double glazed window. OUTSIDE: There is a shaped lawned garden to the front, together with a curved tarmacadam driveway providing off-road parking for a number of vehicles. The attached garage has an up and over door, central heating radiator, power and lighting, additional storage in the roof space and houses the Worcester central heating boiler (fitted in 2010). There is an access path to the left of the property which leads to the rear garden which is predominantly lawned with raised walled flowerbeds. Steps down lead to a further lawned area. The rear garden is adjacent to open fields and gives a nice open aspect ideal for entertaining in the Summer months. 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 "