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" ***STAMP DUTY PAID***Dawson Estates are pleased to present for sale this three bedroom, semi detached property situated in a popular residential location and within easy access of local amenities, schools and the M62 motorway network. The accommodation comprises briefly of entrance hallway, lounge, dining room, fitted kitchen, conservatory, three bedrooms and bathroom. Externally there is a paved garden to the front and an enclosed lawn garden with vegetable patch and garden shed to the rear. The property also has the benefit of gas central heating and majority UPVC double glazing installed. Priced to encourage a prompt sale, an early viewing is strongly recommended.

Entrance Hall:
Storage cupboard housing the electric meter, wall mounted condensing boiler, radiator, wall light and staircase access to the first floor.

Lounge: - 11`4 (3.45m) x 10`8 (3.25m)
Having a wood fire surround with marble back panel and hearth, inset living flame gas fire, t.v. point, radiator and window to the front.

Dining Room: - 11`4 (3.45m) x 13`1 (3.99m)
Having a wood fire surround with marble back panel and hearth, inset living flame gas fire, radiator, window to the rear.

Kitchen: - 9`8 (2.95m) x 5`10 (1.78m)
Fitted with wall and base units, stainless steel sink unit, plumbing for washing machine, gas cooker point, wood panelled ceiling with inset spotlights, part tiling to the walls and door opening into the conservatory.

Conservatory: - 14`1 (4.29m) x 8`8 (2.64m)
Having a tiled floor, wall light and power.

First Floor:


Landing:
Window to the side, telephone point and access point to the loft.

Bedroom One: - 13`1 (3.99m) x 11`3 (3.43m)
Fitted wardrobes, t.v. point, radiator and window to the rear.

Bedroom Two: - 11`4 (3.45m) x 10`8 (3.25m)
Fitted wardrobes, radiator and window to the front.

Bedroom Three: - 8`2 (2.49m) x 6`6 (1.98m)
Radiator; window to the rear.

Bathroom: - 9`8 (2.95m) x 5`10 (1.78m)
Fitted with a four piece suite including a panelled bath, pedestal wash basin, low flush w.c. and separate shower cubicle with Mira shower. Fully tiled walls, radiator and window to the rear.

External:
To the front of the property there is an enclosed paved and lawned garden. To the rear there is a private enclosed lawned garden, borders planted with a variety of shrubs and bushes, vegetable patch and garden shed.

Directions
From our office on Southgate, Elland, turn left onto Langdale Street, right onto Elizabeth Frances Street and left onto Elizabeth Street. Continue forward onto Rufford Road and turn right into Grosvenor Street. The property is situated on the left hand side and can be identified by our `FOR SALE` board.

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

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