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" An attractively presented 3 bedroomed semi detached property which occupies a superb garden plot on this popular residential development. The property features both double glazing and central heating and benefits from a modern fitted kitchen with integrated appliances and a fully tiled house bathroom. Externally the property has delightful generous gardens to both the front and rear, the rear being particularly private. There is also a driveway and detached garage. Being ideally positioned for access to the highly regarded local schooling and the amenities within Elland town centre and within 3 miles of access to the M62 motorway network.

GROUND FLOOR: Entrance Vestibule Accessed via a uPVC external door and having a central heating radiator and a door accessing the living space. Living Area 17'5' x 14'7' max (5.31m x 4.45m max) The living area is open plan to the dining space and has a cast iron coal effect gas fire with a solid wood surround and marble hearth, ceiling coving, uPVC double glazed windows to the front and side elevations, central heating radiator and a staircase rising to the first floor level with useful under stairs storage cupboard. Dining Area 9'9' x 10'2' (2.97m x 3.10m) Having a uPVC double glazed window to the rear elevation with a central heating radiator beneath, ceiling coving and a sliding door accessing the kitchen. Kitchen 7'1' x 9'3' (2.16m x 2.82m) Fitted with a modern range of matching wall and base units with complementary laminated working surfaces over inset into which is a 1? bowl sink unit with side drainer and mixer tap. There are built in appliances to include a 4 ring gas hob with fitted extractor, electric oven, microwave and fridge. There is space and plumbing for an automatic washing machine, part tiling to the walls, a uPVC double glazed window to the side elevation and a uPVC external door. FIRST FLOOR: Landing Having a uPVC double glazed window to the side elevation and a loft access point. Bedroom 1 13'3' x 10'6' into robes (4.04m x 3.20m into robes A generously proportioned master bedroom which has a range of fitted wardrobes, a uPVC double glazed window to the front elevation and a central heating radiator. Bedroom 2 11'5' x 10'10' max (3.48m x 3.30m max) A 2nd bedroom of double proportions having a uPVC double glazed window to the rear elevation with central heating radiator beneath. Bedroom 3 6'11' x 10'3' max (2.11m x 3.12m max) Having a central heating radiator and a uPVC double glazed window to the front elevation. Bathroom A most attractive bathroom furnished with a modern 3 piece white suite comprising low level wc, pedestal wash hand basin and panelled bath with thermostatic shower over. There is full tiling to the walls and floor, a chrome ladder style heated towel rail and a uPVC double glazed window to the rear elevation. OUTSIDE: To the front of the property is a tarmacadam driveway providing ample off road parking and leading down the side of the property to the detached garage. To the side of the drive there is a lawned garden with shrub and flower borders and Conifer hedging. The rear garden is generously proportioned and particularly private and is laid predominantly to lawn. 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 "