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" NO UPPER CHAIN. Situated in this sought after residential locality is this 2 bedroomed brick built semi detached property which has the benefit of off road parking and a detached garage together with garden to side. Located within a quarter of a mile of Mirfield town centre where a full range of amenities is available whilst also being ideally positioned for access to Lower Hopton Junior School. The property features a modern dining kitchen and bathroom along with gas fired central heating and uPVC double glazing. Forming an ideal purchase for the first time buyer, professional couple or young family, the accommodation comprising in brief: Entrance hall, lounge, dining kitchen, 2 first floor bedrooms and bathroom.

GROUND FLOOR: Enter the property via a uPVC double glazed external door into the entrance hall. Entrance Hall Having a staircase rising to the first floor and a door accessing the lounge. Lounge 11'6' x 10'6' plus bay (3.51m x 3.20m plus bay) Having a feature living flame gas fire set to a decorative modern surround, a uPVC double glazed square bay window to the front elevation, wood effect laminate flooring, decorative dado rail and a central heating radiator. A doorway gives access to the dining kitchen. Dining Kitchen 14'3' x 7'3' (4.34m x 2.21m) Fitted with a range of wall and base units in wood and complementary working surfaces over inset into which is a stainless steel sink unit with side drainer and mixer tap. Also integrated into the working surface is a 5 ring gas hob with extractor over and matching splashback and an integrated electric double oven beneath. There is space and plumbing for an automatic washing machine and dishwasher, tiled splashbacks, a wall mounted combination boiler, an external door giving access to the rear garden and uPVC double glazed windows to the side and rear elevations. FIRST FLOOR: Landing Having a uPVC double glazed window to the side and doors accessing the bedroom accommodation and bathroom. Master Bedroom 11'6' x 10'6' (3.51m x 3.20m) Having a range of fitted wardrobes and cupboards, a central heating radiator and a uPVC double glazed window to the front elevation. Bedroom 2 8'5' x 8'2' (2.57m x 2.49m) A second bedroom of double proportions having fitted wardrobes, a central heating and a uPVC double glazed window to the rear elevation. Bathroom Furnished with a modern 3 piece suite in white comprising low flush wc, wash hand basin and panelled 'L' shaped bath with wall mounted shower over and glass shower screen. There is part tiling to the walls, a centrally heated towel rail and a uPVC double glazed window to the rear elevation. OUTSIDE: To the front of the property there is a shrub garden and a tarmacadam driveway leads to a detached garage which has an up and over door. To the side of the garage there is a further lawned garden and to the rear can be found a further tarmacadam area with outhouse storage. PROPERTY MISDESCRIPTION ACT 1991
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 "