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" NO VENDOR CHAIN. Tucked away on this quiet cul-de-sac within the sought after area of Upper Hopton is this spacious 3 bedroom semi detached family home. Having a corner plot with potential to extend subject to all necessary consents and enjoying distant views at first floor level. The property has a security alarm, uPVC double glazing, gas fired central heating. Being situated approximately 1 mile from Mirfield town centre, within walking distance to Mirfield station which has direct links to Leeds, Manchester and London and handily placed for Hopton Primary school. The accommodation comprises:- entrance hall, lounge, dining room, kitchen, first floor landing, 3 bedrooms (2 doubles, 1 single) and large 3 piece bathroom. Externally there are gardens to three sides, with the rear garden being particularly private, together with a driveway which leads to a car port.

Entrance Hall A spacious entrance hall which has a central heating radiator and stairs rising to the first floor. Lounge 13'9' x 11'9' (4.19m x 3.58m) Having 2 wall light points, tiled fireplace surround and hearth, uPVC double glazed window and a central heating radiator. Kitchen 10'11' x 7'9' (3.33m x 2.36m) Having a range of wall and base units with working surfaces and tiled splash backs. There is a gas cooker point, stainless steel sink unit with side drainer, space and plumbing for a washing machine, space for a tall fridge freezer, built-in understairs pantry with power which houses the fuse box. There is a timber and glazed external side door and uPVC double glazed window overlooking the rear garden. Dining Room 11'10' x 11'8' (3.61m x 3.56m) Having a wall mounted Radiant gas fire, central heating radiator and uPVC double glazed window. FIRST FLOOR: Landing Having a uPVC double glazed window. Bedroom 1 11'9' x 11'9' (3.58m x 3.58m) A most spacious double bedroom which is situated to the front of the property. Having a central heating radiator and uPVC double glazed window. Bedroom 2 11'9' x 11'8' (3.58m x 3.56m) A spacious double bedroom situated to the rear of the property, having a uPVC double glazed window with views and a central heating radiator. Bedroom 3 7'11' x 7'2' (2.41m x 2.18m) Having a fitted wardrobe with storage above, fitted dressing table, central heating radiator and uPVC double glazed window. Bathroom Being furnished with a panelled bath, pedestal wash hand basin, low flush wc, fitted linen cupboard housing the Worcester central heating boiler, central heating radiator, part tiled walls and 2 uPVC double glazed windows to the side and rear elevations. OUTSIDE: There are twin wrought iron gates which give access to the tarmacadam driveway and car port. There is a triangular shaped garden to the front and a further more substantial lawned garden to the rear which offers a good degree of privacy and lends itself to the property being extended subject to all necessary consents if required. 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 "