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" AN INTERNAL INSPECTION IS IMPERATIVE TO APPRECIATE THE GENEROUS LEVEL OF ACCOMMODATION ON OFFER IN THIS WELL PRESENTED FOUR BEDROOM SEMI DETACHED HOUSE Being brick built and remainder pebble dash rendered this spacious home has a two storey extension to the rear and enjoys far reaching views over the rooftops to the front and pleasant wooded aspect to the rear. There is a gas central heating system, PVCu double glazing and briefly comprises entrance hall, living room 20'5'' x 12'2'' max approx., dining room, kitchen 19'6'' x 7'8'' max approx. First floor landing, bedroom 1 with dressing room, three further bedrooms and bathroom. Externally there is off road parking and gardens to front and rear.

FLOORPLAN PB LIVING ROOM DINING ROOM PB The accommodation comprises on the ground floor :- A PVCu wood effect panelled and frosted double glazed door opens into the entrance hall. ENTRANCE HALL This has a frosted glazed window to the side. There is a staircase rising to the first floor, ceiling light point, central heating radiator and from the hallway pine panelled and frosted glazed doors give access to the living room and kitchen. LIVING ROOM 6.22m x 3.71m max approx (20'5' x 12'2' max appro As the dimensions indicate this is a particularly spacious reception room which has PVCu woodgrain effect double glazed windows looking out to the front and enjoying some pleasant far reaching views over the rooftops. There is laminate flooring which continues through into the dining room, central heating radiator, dado rail, two ceiling light points and as the main focal point of the room there is a feature fireplace with limestone surround and home to a coal effect gas fire which rests on a matching limestone hearth. to the rear of the living room access can be gained to the dining room. DINING ROOM 3.05m x 2.87m approx (10'0' x 9'5' appro x) With PVCu woodgrain effect double glazed windows looking out over the rear garden and with a pleasant wooded aspect beyond. There is laminate flooring, dado rail, central heating radiator, ceiling light point and ceiling coving. To one side a pine panelled and frosted glazed door opens into the kitchen. KITCHEN 5.94m x 2.34m max approx (19'6' x 7'8' max appro x With PVCu woodgrain effect double glazed windows to two elevations and providing plenty of natural light, in addition there is a PVCu woodgrain effect panelled and frosted double glazed door leading out to the side. There is a tiled floor, part tiled walls, two ceiling light points, useful storage cupboard beneath the staircase, wall mounted Vokera gas fired combination central heating boiler and fitted with a range of base and wall cupboards, drawers, contrasting worktops, inset 1 1/2 bowl single drainer sink and mixer tap, Leisure Rangemaster cooker with four ring gas hob, twin oven and grill, griddle and hotplate. There is plumbing for automatic washing machine, plumbing for dishwasher, integrated fridge and integrated freezer. FIRST FLOOR LANDING With a PVCu woodgrain effect frosted double glazed window, ceiling light point, loft access. From the landing access can be gained to the following rooms :- BEDROOM 1 3.05m x 2.59m approx (10'0' x 8'6' appro x) This double room is situated to the rear of the property and has PVCu woodgrain effect double glazed window which looks out over the rear garden and with a pleasant wooded aspect beyond. There is laminate flooring, central heating radiator, ceiling light point, ceiling coving and this room is accessed from a dressing room. DRESSING ROOM 2.84m x 2.18m approx (9'4' x 7'2' appro x) (Measured to wardrobes) With ceiling light point, ceiling coving, laminate flooring and to one side there are a bank of fitted floor to ceiling mirror fronted sliding door wardrobes with pelmet lighting over. BEDROOM 2 3.35m x 3.35m approx (11'0' x 11'0' appro x) A double room which is situated to the front of the property and has PVCu woodgrain effect double glazed windows with far reaching views over the town. There is a central heating radiator, ceiling light point and circular hand wash basin with chrome monobloc tap mounted on a timber and glazed plinth. BEDROOM 3 3.05m x 2.82m approx (10'0' x 9'3' appro x) A double room which is situated to the rear of the property and has a PVCu woodgrain effect double glazed window which looks out over the garden and with a pleasant wooded aspect beyond. There is a central heating radiator, ceiling light point and ceiling coving. BEDROOM 4 2.18m x 1.98m approx (7'2' x 6'6' appro x) With woodgrain effect PVCu double glazed window with similar aspect to that of bedroom 2. There is a bulkhead, central heating radiator and ceiling light point. BATHROOM 1.88m x 1.63m approx (6'2' x 5'4' appro x) With a frosted PVCu double glazed window, inset halogen downlighters, extractor fan, tiled floor, floor to ceiling tiled walls, chrome ladder style heated towel rail and fitted with a white suite comprising panelled bath, pedestal wash basin with chrome monobloc tap and low flush w.c. OUTSIDE FRONT ASPECT PARKING To the front of the property there is a concrete driveway which provides off road parking. GARDENS To the front of the property a wrought iron hand gate opens onto a flagged pathway which gives access to the front door and down the right hand side of the property. There is a gravelled garden area and planted shrubs to the borders. To the right hand side of the property there is a flagged pathway with cold water tap, this pathway leads to the rear garden which is predominantly lawned and enjoys a pleasant wooded aspect. ADDITIONAL DETAILS CENTRAL HEATING The property has a gas central heating system. DOUBLE GLAZING The property has PVCu double glazing. ROUTE Proceed out of Huddersfield along Wakefield Road and continue through the traffic lights at Moldgreen, continue passing Ravensknowle Park then at the next set of traffic lights turn left onto Dalton Green Lane, turn right onto Albany Road, then right again into Edgeware Road then take the second left onto Woodedge Avenue where the property will be found on the right hand side. VIEWING For an appointment to view, please contact the office. BOUNDARY OWNERSHIP The boundary ownerships and tenure of this property have not been checked on the title deeds for any discrepancies or rights of way if any. (This is a standard statement on all our brochures due to the Property Misdescription's Act). IMPORTANT NOTE When we were asked to place the property on the market, certain information was not verified. In particular none of the services or fittings and equipment have been tested and we are therefore unable to give warranties of any kind. The British weather is essentially variable, appropriate advice as to local weather conditions should be sought before purchase. (This is a standard statement on all our brochures due to the Property Misdescription's Act). MEASUREMENTS All measurements are for general guidance purposes only and are approximate. Due to variations and tolerances in metric and imperial measurements, measurements contained in the particulars must not be relied upon for ordering carpets, furniture etc. FLOORPLAN Sketch Plan for illustrative purposes only
All measurements, walls, doors, windows, fittings and appliances, their sizes and locations are shown conventionally and are approximate only, and cannot be regarded as being a representation either by the Seller, his agent nor 'hms Design'.
Copyright: Drawing by 'hms Design'. Unauthorised reproduction prohibited
howard@sumner.co.uk ORDNANCE SURVEY MAPS Reproduced from the Ordnance Survey Landranger 110 1:50 000 scale Edition C Revised 1998-99 map with the permission of Ordnance Survey on behalf of The Controller of Her Majesty's Stationery Office, ' Crown copyright 1999', Simon Blyth Estate Agents ES100011782. FREE VALUATIONS If you are thinking of a move then take advantage of our FREE valuation service, telephone our nearest office for a prompt and efficient service. MAILING LIST Keep up to date with all our new properties. Let us know your price range, the area and type of home you require by registering on our mailing list. COPYRIGHT Unauthorised reproduction prohibited. OPENING TIMES Monday - Friday 9.00am - 5.30pm
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