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" GENEROUS SIZED GARDEN Bramleys are pleased to welcome to the market this superbly presented 3 bedroomed semi detached property tucked away on a private road at the end of a popular cul-de-sac, making it a safe place for children to play and also situated within the catchment area for Norristhorpe Junior School and Heckmondwike Grammar School. An internal viewing is a must to appreciate the accommodation on offer including a modern fitted kitchen within the last year, cloakroom wc, lounge, playroom, conservatory, 3 first floor bedrooms and family bathroom. There is partial garage storage, off road parking for 2 vehicles, garden to the front and further generous garden to the rear. This property would make an ideal purchase for the young and growing family looking for a property that could be occupied with a minimum of expense.

GROUND FLOOR: Entrance Hall Accessed via a composite and glazed exterior door and having a staircase rising to the first floor. Cloakroom WC Furnished with a low flush wc and pedestal wash basin, central heating radiator, wall mounted central heating boiler and uPVC double glazed window. Kitchen 13'10' x 11'9' (4.22m x 3.58m) Having been re-fitted within the last year and now fitted with a range of modern white gloss wall and base units with drawers and complementary working surfaces and upstands over inset into which is a 1? bowl sink unit with side drainer and mixer tap and ceramic hob with glass splashback and stainless steel extractor fan above. There are integrated appliances to include a double oven, microwave, automatic washing machine, dishwasher and fridge freezer. There is part tiling to the walls, central heating radiator, uPVC double glazed window to the front elevation and timber and glazed door accessing the lounge. Lounge 14'10' x 11'6' (4.52m x 3.51m) A well presented reception room featuring a modern fire surround with inset electric fire, central heating radiator, a useful understairs storage cupboard, a uPVC double glazed window to the rear elevation, uPVC double glazed French doors leading into the conservatory and door accessing the playroom. Playroom 11'4' x 8'2' (3.45m x 2.49m) Forming part of the original garage which has been converted into additional living space, this room is currently used as playroom but could offer a variety of uses including a dining room or 4th bedroom depending upon individual requirements. There is a central heating radiator, uPVC double glazed window to the rear elevation and a uPVC double glazed exterior door accessing the rear garden. Conservatory 9'3' x 8'7' (2.82m x 2.62m) Having a central heating radiator, uPVC double glazed windows and uPVC double glazed French doors accessing the rear garden. FIRST FLOOR: Landing Having a loft access point and doors accessing the bedroom accommodation and bathroom. Master Bedroom 13'1' x 9'9' (3.99m x 2.97m) Positioned to the front of the property and having 2 uPVC double glazed windows allowing for plentiful natural light, a central heating radiator and a door accessing an airing cupboard. Bedroom 2 10'0' x 8'0' (3.05m x 2.44m) A second bedroom of double proportions having a central heating radiator and a uPVC double glazed window to the rear elevation. Bedroom 3 6'9' x 6'6' (2.06m x 1.98m) A single bedroom positioned to the rear of the property and having a uPVC double glazed window. Bathroom Being part tiled to the walls and furnished with a 3 piece suite comprising panelled bath with shower over and glass shower screen, pedestal wash hand basin and low flush wc. There is a central heating radiator and a uPVC double glazed window to the side elevation. OUTSIDE: To the front of the property there is a lawned garden with planted rockery and paved pathway leading to the front door. A tarmacadam driveway leads to the garage and there is a pebbled off road parking space to the side with gated access to the rear garden. The garage has an up and over door and has been converted at the front to provide a useful storage area.
There is also exterior lighting. The rear garden is well proportioned and extends to the side of the property. There is perimeter fencing and mature hedging and trees making it a safe and private area for children to play or to entertain. The garden is predominantly lawned and has a wood chipped children's play area, a decked seating area accessed via steps and there is a separate animal enclosure. A paved path leads from the side gate to the rear where the playroom and conservatory can be accessed. 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 "