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" Situated in one of Calderdale's leading residential districts, this 2 bedroomed semi detached property occupies a cul-de-sac position on a surprisingly well proportioned plot which would suggest the possibility of extension subject to all necessary consents as many in this area have already done. Indeed the property already has a single storey extension to the rear from which views over the gardens and beyond to the hills of Southowram can be enjoyed and there is the added benefit of a rear access lane leading to a single detached garage providing off road parking. With double glazing and gas central heating, early viewing of this desirable property which is conveniently situated for access to all the amenities in Skircoat Green is strongly recommended.

GROUND FLOOR: Enter the property via an external door with glazed panelling into the entrance hall. Entrance Hall With a central heating radiator, Parquet style flooring and a staircase rising to the first floor level. Lounge 14'3' max x 14'0' max (4.34m max x 4.27m max) Having a large bay window to the front elevation overlooking the central green, Parquet style flooring, ceiling coving, variable-speed fan convector heater fed by the gas central heating, 2 wall light points to either side of the chimney breast and an electric fire. Kitchen 10'1' x 6'10' (3.07m x 2.08m) Having a single drainer stainless steel sink unit with mixer tap and matching base and wall units incorporating shelving and wine rack. There are laminated working surfaces, tiled walls, gas cooker point, space and plumbing for a dishwasher and washing machine, central heating boiler, extractor fan and additional cupboards. From the kitchen there is an access door into the dining room. Dining Room/Garden Room 10'10' x 9'3' (3.30m x 2.82m) Having a wall light point, variable-speed fan convector heater fed by the gas central heating and useful understairs storage cupboard. This is a particularly pleasant room as it is well positioned to the rear of the property overlooking the gardens and the views over the rooftops across to Southowram. FIRST FLOOR: Landing Having doors accessing the bedroom accommodation and the shower room. Master Bedroom 12'4' max x 12'0' max (3.76m max x 3.66m max) The latter measurement having been taken to the front of the built in wardrobes with mirror fronted sliding doors. There is a variable-speed fan convector heater fed by the gas central heating and bay window to the front elevation overlooking the central green. Bedroom 2 10'2' max x 9'6' max (3.10m max x 2.90m max) Having built in wardrobes with mirror fronted sliding doors and overhead cupboards to the side, a central heating radiator and Parquet style flooring. This room is positioned to the rear of the property and thus enjoys the views over the gardens and beyond. Shower Room Furnished with a modern 3 piece suite in white comprising shower cubicle, back to wall wash hand basin and low flush wc. There is tiling to the walls, a central heating radiator, cylinder and airing cupboard and an electric shaver point. OUTSIDE: To the front of the property there is a flower bed garden with flagged walkways, pathway and flower beds to the side leading around to the rear garden. To the rear can be found very good sized lawn and patio gardens. Note that to the rear there is a vehicular access lane (from both Godfrey Road and Skircoat Green Road) which leads to the detached single garage (19'6' max x 9'0' max) having power, lighting and an electrically operated up and over door. PROPERTY MISDESCRIPTION ACT 1991
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 "