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" Situated in this quiet backwater location within a lovely rural setting is this extended semi detached property. Offering 3 double bedrooms, 2 spacious reception rooms, dining kitchen with patio doors leading out onto the garden, ground floor w/c together with large family bathroom with four piece suite including roll top bath and separate walk in shower. Outside there is a shared driveway, detached garage and gardens to front and rear. Having uPVC double glazing, gas fired central heating and requiring some re-decoration, this would make a great home for the young and growing family. Situated approximately 0.3 miles from the centre of Mirfield and handily placed for Hopton Primary and the local train station with links to Leeds, Manchester and London. An early viewing is encouraged to avoid missing out as rarely do these properties come for sale.

GROUND FLOOR: A uPVC/glazed entrance door gives access to the dining kitchen. Dining Kitchen 21'7' x 12'2' max. (6.58m x 3.71m max.) Having tiled flooring, uPVC sliding patio doors leading out onto the rear garden, a range of wood fronted wall and base units with working surfaces, tiled splash back, integrated fridge and freezer, glass display cabinet, integrated wine rack, sink unit with mixer tap, space for a range style cooker with extractor canopy over and uPVC double glazed leaded window to the rear elevation. Inner Hallway Having a staircase rising to the first floor level with understairs storage which houses the central heating boiler. The hallway also gives access to the wc. WC Having a 2 piece suite in white comprising hand wash basin, low flush wc and extractor fan. There is part panelling to the walls. Lounge 14'11' x 11'10' (4.55m x 3.61m) Having a feature fireplace with ornate tiled interior and tiled hearth with living flame coal effect gas fire, ceiling coving, dado rail, central heating radiator and uPVC window to the front elevation. Dining Room 12'11' x 10'4' (3.94m x 3.15m) Having a central heating radiator, uPVC double glazed window, 2 wall light points and ceiling coving. FIRST FLOOR: Landing A spacious landing area having a uPVC window and central heating radiator. Master Bedroom 10'4' x 13'0' (3.15m x 3.96m) Having 2 uPVC double glazed windows, picture rail and central heating radiator. Bedroom 2 11'11' x 9'10' (3.63m x 3.00m) Having a uPVC double glazed window, access to the loft space and a central heating radiator. Bedroom 3 8'7' x 11'7' (2.62m x 3.53m) Having a uPVC double glazed window which enjoys rural views overlooking the rear garden and a central heating radiator. Bathroom A good sized family bathroom having a 4 piece suite comprising large double walk-in shower, roll top bath with clawed feet and mixer tap, high flush wc, pedestal wash hand basin, heated towel radiator, tiled walls and floor and uPVC double glazed window. OUTSIDE: There is a small garden area to the front of the property, together with tarmacadam shared driveway providing off road parking which leads to the detached single garage. The rear is low maintenance being blocked paved, gated and enclosed which is ideal for young children and pets. The property also has external security lighting. Garage 10'0' x 20'8' (3.05m x 6.30m) Having internal power, up and over door and timber door to the side. 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 "