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" This character, 3 bedroom semi-detached property, is tucked away from the main flow of traffic, in a quiet backwater location, yet still convenient for amenities and schools with the centre of Mirfield approximately 1 mile away. Offered for sale with no vendor chain and vacant possession and enjoying a corner plot, this property would be an ideal purchase for the first time buyer/young family having feature beamed ceilings and fireplaces and accommodation comprising: entrance porch, entrance hall, lounge with gas stove, fitted dining kitchen, conservatory, 3 bedrooms and fully tiled bathroom together with lawned garden and patio to the front and paved areas to side and rear with outbuildings/storage.

GROUND FLOOR: Enter the property via a uPVC/glazed external door into the entrance porch. Entrance Porch 4'6' x 5'3' (1.37m x 1.60m) Having timber flooring, uPVC double glazed window to the side elevation and panelling to dado height. There is an internal uPVC double glazed door giving access to the hallway. Entrance Hall Having a staircase rising to the first floor level and timber door accessing the lounge. Lounge 12'3' x 14'3' (3.73m x 4.34m) Having a feature fireplace with timber mantel and gas stove, beamed ceiling, central heating radiator, 2 wall light points, uPVC double glazed window to the front elevation and understairs storage. Dining Kitchen 15'11' x 8'10' (4.85m x 2.69m) Having a range of Oak wall and base units with working surfaces and tiled splash backs. There is a sink with side drainer and mixer tap, display shelving, glass display cabinet, integrated plate and wine rack, space for a fridge and freezer, electric cooker point, space for a washing machine, central heating radiator, 2 uPVC double glazed windows to both the rear and side elevations and timber and glazed door giving access to the conservatory. Conservatory 8'9' x 12'2' (2.67m x 3.71m) Having timber flooring, central heating radiator, 2 wall light points, uPVC double glazed windows to both the rear and side elevations and a side external door giving access to the side garden area. FIRST FLOOR: Landing Having loft access point and a cupboard housing the modern Glow-worm central heating boiler. Master Bedroom 12'4' x 10'10' max. inc robe (3.76m x 3.30m max. i Having a feature cast iron fireplace, ceiling beam, central heating radiator, fitted wardrobes with matching drawer unit and uPVC double glazed window to the front elevation overlooking the garden. Bedroom 2 8'10' x 8'11' (2.69m x 2.72m) Having dado rail decor, central heating radiator and uPVC double glazed window. Bedroom 3/Box Room 6'2' max. x 9'4' max. / 4'9' min. (1.88m max. x 2. Having a bulk-head with built-in wardrobe above, fitted bed unit and central heating radiator. Bathroom Furnished with a 3 piece suite incorporating panelled bath with shower attachment over and shower curtain, low flush wc, vanity sink unit with storage beneath, panelled ceiling, central heating radiator, fully tiled walls and uPVC double glazed window. OUTSIDE: To the front of the property there is a lawned garden with patio seating area, gravelled flowerbed, raised walled flowerbed and timber garden shed. To the side there is a further garden area which is extremely private and useful garden stores/outbuildings which were a former aviary. To the rear of the conservatory there is a further paved area. 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 "