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" Offered for sale with no vendor chain is this beautifully presented 3 bedroom semi detached family home which has been extended to the side to create an additional room which could be utilised as a playroom, study or dining room as required. Being tastefully presented throughout, offering accommodation ready to move into and handily placed within walking distance to the centre of Mirfield, train station and Hopton Primary school. Also having double glazing, central heating, modern fitted kitchen and bathroom and superb south facing rear garden ideal for a young family/keen gardener. A driveway provides off road parking to the front. EARLY VIEWING ESSENTIAL

GROUND FLOOR: A timber and glazed sliding entrance door with leaded panel gives access to:- Entrance Porch 7'3' x 5'7' (2.21m x 1.70m) Having an internal timber and glazed door giving access to the entrance hallway. Entrance Hallway Having a spindle balustrade staircase rising to the first floor level with under stair cloaks cupboard, there is a central heating radiator, leaded sealed unit double glazed window and access to the living accommodation. Dining Room/Playroom 7'0' x 19'8' (2.13m x 5.99m) A most useful addition to the living accommodation having a central heating radiator, under stair storage cupboard, loft hatch, ceiling spotlights, sealed unit double glazed leaded window to the front elevation and timber and glazed French doors leading out to the rear garden. Kitchen 7'10' x 9'1' (2.39m x 2.77m) Having a range of gloss wall and base units with laminated working surfaces and tiled splash backs, there is plumbing for a washing machine, a stainless steel sink unit with mixer tap and integrated appliances to include: refrigerator, freezer, oven, 4 ring gas hob with extractor canopy over, large built-in pantry providing useful additional storage, central heating radiator, rear uPVC double glazed window and a timber glazed external door. Lounge 25'9' x 11'5' (7.85m x 3.48m) A most spacious reception room, having feature leaded sealed unit double glazed bay window, 2 central heating radiators and sliding patio doors giving access to the rear garden. FIRST FLOOR: Landing Having access to the loft space and a uPVC double glazed window. Bedroom 1 12'0' x 11'5' (3.66m x 3.48m) Having central heating radiator and sealed unit double glazed leaded window to the front elevation. Bedroom 2 11'0' x 11'5' (3.35m x 3.48m) Having a central heating radiator and uPVC double glazed window to the rear elevation, overlooking the rear garden with pleasant open aspect beyond. Bedroom 3 7'11' x 8'10' (2.41m x 2.69m) A good sized third bedroom, having a fitted wardrobe, central heating radiator and sealed unit double glazed leaded window to the front elevation. Bathroom Having part tiling to the walls, panelled bath with Triton shower attachment over, vanity sink unit with storage beneath, central heating radiator, ceiling spotlights and built-in linen cupboard housing the Raven heat central heating boiler. There is also a central heating radiator and a uPVC double glazed window. WC Being part tiled to the walls and having a low flush WC in white and uPVC double glazed window. OUTSIDE: To the front is a block paved driveway providing off-road parking and a substantial south facing rear garden, being predominantly lawned with mature flower borders and flagged patio areas. The rear garden houses a timber garden shed, has access to an external water tap and is ideally placed for relaxing in the summer months providing a good degree of privacy ideal for a young and growing family. 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 "