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" This immaculate semi-detached property has been extended to the rear by way of a two storey extension plus a conservatory and as such offers very spacious accommodation. Being beautifully presented throughout with modern fixtures and fittings this is a perfect home for the professional couple/young family. To the ground floor there is a lounge with bay window, superb fitted kitchen, separate dining area and a conservatory. To the first floor there is an impressive master bedroom with adjoining dressing room, a further double bedroom and a contemporary fully tiled house bathroom. Externally the property enjoys a detached garage, ample off road parking and a rear garden. Being located in the sought after location of Lower Edge, the property is a short walk to local schooling, is well placed for the amenities within the town centre together with access to the M62 motorway and the larger towns of Halifax and Huddersfield. This property will NOT remain on the market long and therefore an early viewing is essential.

GROUND FLOOR: Enter the property via a uPVC external door into the entrance vestibule. Entrance Vestibule Having uPVC double glazed windows and a further door giving access into the entrance lobby. Entrance Lobby Having a central heating radiator, staircase rising to the first floor level and a door giving access to the lounge. Lounge 13'2' x 11'8' plus bay (4.01m x 3.56m plus bay) This is a good sized and extremely well presented reception room which has a uPVC walk-in bay window to the front with central heating radiator, living flame coal effect gas fire set to a marble back cloth and hearth with timber surround, ceiling coving, 2 wall light points and double doors giving access into the fitted kitchen. Kitchen 15'1' x 8'3' (4.60m x 2.51m) A good sized kitchen which is fitted with an attractive range of matching wall and base units with complementary working surfaces over inset into which is a stainless steel sink unit with side drainer and mixer tap. The units incorporate glass fronted display cabinets. There are integrated appliances to include double oven with 4 ring gas hob and fitted extractor and a slimline dishwasher. There is also space and plumbing for an automatic washing machine and space for a fridge/freezer. There is part tiling to the walls, uPVC double glazed window to the side elevation, central heating radiator, solid wood flooring, storage cupboard which sits beneath the stairs and an archway giving access into the dining area. Dining Area 5'4' x 10'7' (1.63m x 3.23m) A useful addition to the kitchen space presently being used as a study area and having a continuation of the solid wood flooring, 2 wall light points, ceiling spotlights, uPVC window to the side elevation and an archway giving access into the conservatory. Conservatory 7'11' x 8'2' (2.41m x 2.49m) Having a continuation of the solid wood flooring and fitted with a central heating radiator, uPVC double glazed windows and uPVC French doors which give direct access to the rear garden area. FIRST FLOOR: Landing Having a single glazed window to the side elevation and loft access point. Master Bedroom 10'3' x 9'2' plus additional dressing room

(3.12m A beautifully presented master bedroom which is positioned to the rear of the property and having a central heating radiator, decorative ceiling coving and access into the adjoining dressing room. Dressing Room 5'4' x 10'6' (1.63m x 3.20m) The dressing area has fitted full height wardrobes with mirrored fronted sliding doors, decorative ceiling coving and a uPVC double glazed window to the rear elevation. Bedroom 2 11'9' x 11'5' up to the wardrobes (3.58m x 3.48m u This is a particularly generously proportioned second bedroom which once again has fitted full height wardrobes with mirrored fronted sliding doors, central heating radiator, ceiling coving and a large uPVC double glazed window to the front elevation allowing for plentiful natural light and affording views towards the fields. House Bathroom Being fully tiled and furnished with a contemporary suite in white comprising low flush wc, panelled bath with shower over and wall mounted hand wash basin with storage drawer beneath. There is a chrome ladder style heated towel rail, inset ceiling spotlights and uPVC window to the side. OUTSIDE: To the front of the property there is off road parking and a driveway extends down the side of the property allowing for further parking and in turn giving access to the detached garage. The garage is alarmed with power and light. To the rear of the property there is an enclosed garden. 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 "