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" Offered for sale with vacant possession is this spacious 3 bedroomed semi detached dormer. Requiring a programme of modernisation work which has been reflected within the asking price. This family home is conveniently located for access to the main Leeds/Huddersfield Road and the M62 motorway network, with the centre of Mirfield approximately 1.5 miles away. Having uPVC double glazing, gas fired central heating and accommodation comprising: Entrance hall, cloakroom/wc, lounge, dining room, separate kitchen and ground floor bedroom 3, first floor 2 further bedrooms and 4 piece house bathroom. Externally there are gardens to both front and rear, off road parking for a number of vehicles along with a detached garage.

GROUND FLOOR: Enter the property through a uPVC/glazed entrance door with glazed side panel which gives access to the entrance hall. Entrance Hall Having ceiling coving and central heating radiator. Cloakroom/WC Having a 2 piece suite comprising low flush WC, hand wash basin, part tiled walls and extractor fan. Kitchen 8'1' x 8'0' extending to 11' (2.46m x 2.44m ex ten Having a range of wall and base units with working surfaces, part tiled walls and stainless steel sink unit with side drainer, gas cooker point with extractor hood over, plumbing for a washing machine, space for a tall fridge freezer, ceiling coving, central heating radiator and 2 uPVC double glazed windows. The kitchen also houses the Vaillant central heating boiler. Bedroom 3 8'3' x 10'8' (2.51m x 3.25m) Having a central heating radiator and uPVC double glazed window. Dining Room 12'5' x 11'0' (3.78m x 3.35m) Having a uPVC double glazed window, 2 central heating radiators, uPVC double glazed patio doors leading out to the rear garden, open staircase to first floor level and sliding doors leading into the lounge. Lounge 15'6' x 12'4' (4.72m x 3.76m) Having 2 wall light points, uPVC double glazed window to the front elevation, fireplace with living flame gas fire and marble hearth and 2 central heating radiators. FIRST FLOOR: Landing Master Bedroom 16'3' x 9'5' (4.95m x 2.87m) Having access to the eaves, a central heating radiator and uPVC double glazed window. Bedroom 2 11'4' x 10'3' (3.45m x 3.12m) Having a central heating radiator and uPVC double glazed window. Bathroom Having tiled walls and a 4 piece suite comprising shower cubicle, panelled bath, low flush WC, pedestal wash hand basin, central heating radiator and uPVC double glazed window. OUTSIDE: There are twin wrought iron gates which give access to a block paved driveway providing off road parking and leads to a detached single garage, there is a paved area to the front and a patio and small lawn to the rear. 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 "