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"This spacious 3 bedroomed semi detached family home offers great potential to be further extended, enjoying superb rural views and generous corner plot with gardens to 3 sides. The property requires a programme of modernisation and is equipped with a security system, uPVC double glazing and gas fired central heating (installed 2013) and has accommodation comprising:- Entrance porch, hallway, lounge, dining room, kitchen, side porch, 3 first floor bedrooms, bathroom and separate wc. Externally there is a larger than average double garage, driveway and outside stores. The property has good access to motorway links and is situated within walking distance to Mirfield Free Grammar school. An internal inspection is strongly encouraged to appreciate the lovely views and substantial gardens.

GROUND FLOOR: Entrance Porch Accessed via uPVC double glazed French doors and having uPVC double glazed windows, wall mounted central heating boiler and door accessing the hallway. Hallway Having a staircase rising to the first floor with understairs store cupboard. Lounge 12'10' x 11'6' (3.91m x 3.51m) This well proportioned reception room has a feature uPVC double glazed and leaded bay window to the front elevation, central heating radiator, wall mounted gas fire, ceiling coving and wall light. Dining Room 12'10' x 11'4' (3.91m x 3.45m) Another well proportioned reception room having a central heating radiator, wall mounted gas fire, ceiling coving and uPVC double glazed bay window enjoying far reaching views to the rear. Kitchen 11'6' x 7'5' (3.51m x 2.26m) Fitted with a range of matching wall and base units with laminated working surfaces inset into which is a stainless steel sink unit with side drainer and mixer tap. There is a 4 ring gas hob with extractor hood over and integral oven and grill, plumbing for washing machine, 2 uPVC double glazed windows to the rear and side elevations and a door accessing the side porch. Side Porch Having a uPVC double glazed window to the side elevation and a timber exterior door. FIRST FLOOR: Landing Having a loft access point, uPVC double glazed window to the side elevation and doors accessing the bedroom accommodation, bathroom and wc. Master Bedroom 13'10' x 13'0' (4.22m x 3.96m) Having uPVC double glazed leaded window to the front elevation enjoying rural views and a central heating radiator. Bedroom 2 13'0' x 11'9' (3.96m x 3.58m) A second bedroom of double proportions situated to the rear of the property and also enjoying rural views across farmland. There is a uPVC double glazed window and a central heating radiator. Bedroom 3 8'0' x 7'10' (2.44m x 2.39m) Having built in bulk head storage, uPVC double glazed and leaded window to the front elevation and a central heating radiator. Bathroom Furnished with a 3 piece coloured suite comprising panelled bath, pedestal wash hand basin and shower cubicle. There is a uPVC double glazed window to the rear elevation and a central heating radiator. Separate WC Being part tiled to the walls and furnished with a low flush wc. OUTSIDE: The front garden is predominantly laid to lawn with boundary fencing affording privacy and there is a tarmacadam driveway providing off road parking and gives access to the double garage. To the right of the garage there is a tree lined lawned garden. The driveway also gives access to front door and side entrance porch.To the rear, steps access a paved patio which takes advantage of the far reaching views. The rear garden is also laid to lawn with mature planted borders and gives access to a further lawned garden area with trees and boundary walls. There are also useful garden stores. 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"