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" Positioned in one of Calderdale's leading residential districts with highly regarded schooling, this semi detached property provides spacious family accommodation enhanced by virtue of a 2 storey rear extension. Three of the four bedrooms are of double proportions and to the ground floor there are 3 reception rooms including an 18ft sitting room overlooking the very pleasant mature rear gardens. A host of local amenities can be found in Skircoat Green and it is also conveniently positioned for access to the Hospital, Copley Data Centre and the M62 motorway network and it should be stressed that the reputation of the local primary school makes this a very desirable property. Whilst having uPVC double glazing and gas fired central heating, the property does require modernisation however offers tremendous potential for those looking for a family home.

GROUND FLOOR: Side Entrance Hall Having a central heating radiator and staircase rising to the first floor. Cloakroom WC Furnished with a 2 piece suite comprising low flush wc and wash hand basin with cupboard beneath and tiled surrounds. Lounge 15'1' max x 11'2' max (4.60m max x 3.40m max) A large window to the front elevation lets in plenty of light and there is an Adam style fireplace with marble effect back cloth and hearth, 2 central heating radiators and folding doors which can either close off the lounge or leave it open plan to the dining room. Dining Room 14'3' max x 11'1' max (4.34m max x 3.38m max) Another nice light room with bay window to the front elevation, central heating radiator and built in cupboards and shelves to the side of the chimney breast. Kitchen 10'9' x 7'11' (3.28m x 2.41m) Fitted with a range of matching wall and base units with complementary tiled surrounds and laminated working surfaces. Inset into the working surfaces is a 1? bowl sink unit with side drainer and mixer tap and a 4 ring gas hob. There is a built in oven and grill, timber panelled ceiling and a central heating radiator. An archway gives access into the sitting room. Sitting Room 18'0' max x 8'4' max (5.49m max x 2.54m max) A lovely room positioned across the rear of the property and having large patio door and side lights overlooking and leading out to the rear gardens. There are 2 central heating radiators, wall mounted central heating boiler and useful understairs store. FIRST FLOOR: Landing Having doors accessing the bedroom accommodation and bathroom. Master Bedroom 16'10' max x 11'2' max (5.13m max x 3.40m max) Having a bay window to the front, 2 bed head wall light points, built in wardrobes to 2 walls with matching side 9 drawer dressing table with mirror and side lights and a central heating radiator. Bedroom 2 12'2' x 11'2' plus entrance (3.71m x 3.40m plus en A second bedroom of double proportions having a central heating radiator. Bedroom 3 13'1' max x 8'3' max (3.99m max x 2.51m max) The former measurement having been taken to the front of the built in cupboards across one wall with sliding doors. Positioned to the rear of the property, this third double bedroom has a central heating radiator and takes in far reaching views. Bedroom 4 9'1' max x 8'3' max including bulk head (2.77m max Having a central heating radiator. Bathroom Furnished with a 2 piece suite comprising panelled bath and pedestal wash hand basin. There is a cylinder and airing cupboard, central heating radiator and tiled surrounds. Separate WC OUTSIDE: There is a lawned garden to the front of the property with mature flower bed borders. A long driveway to the side provides off road parking and to the rear can be found landscaped predominantly lawned gardens with once again mature well stocked flower bed borders and a garden shed. 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 "