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" Being offered for sale with vacant possession is this spacious 4 bedroomed semi detached family home. Being conveniently located for access to the main Leeds/Huddersfield Road and the M62 motorway network and with the centre of Mirfield approximately 1.5 miles away. Featuring uPVC double glazing, gas fired central heating and security alarm together with accommodation comprising in brief: Entrance hall, cloakroom wc, lounge, dining room, modern fitted kitchen with integrated appliances, ground floor bedroom, 3 first floor bedrooms and 4 piece house bathroom. Externally there are well maintained gardens to both front and rear, ample off road parking for a number of vehicles along with a detached garage.

GROUND FLOOR: Enter the property via a uPVC external door with glazed panelling into the entrance hall. Entrance Hall Having laminate flooring, a central heating radiator and doors accessing:- Cloakroom WC Being part tiled to the walls and furnished with a 2 piece white suite comprising low flush wc and pedestal wash hand basin. There is a central heating radiator, laminate flooring and extractor fan. Kitchen 11'1' x 8'0' (3.38m x 2.44m) Fitted with a range of matching modern wall and base units with complementary tiled splashbacks and working surfaces inset into which is a 1? bowl stainless steel sink unit with side drainer and mixer tap. There are integrated appliances to include a double oven with electric hob above and extractor hood, dishwasher, washing machine, fridge and freezer. A cupboard houses the Vokera combination boiler and there are 2 uPVC double glazed windows. Lounge 15'5' x 12'11' (4.70m x 3.94m) A most spacious reception room having a feature timber fireplace surround with coal effect living flame gas fire, a central heating radiator, uPVC double glazed window and twin doors giving access into the dining room. Dining Room 11'1' x 12'10' (3.38m x 3.91m) Having a staircase rising to the first floor level with an understairs storage cupboard, central heating radiator, uPVC double glazed window and uPVC double glazed rear door giving access to the raised seating area and garden. Bedroom 4 8'2' x 7'4' (2.49m x 2.24m) Having a central heating radiator and a uPVC double glazed window. FIRST FLOOR: Landing Having doors accessing the bedroom accommodation and bathroom. Master Bedroom 10'6' x 11'4' (3.20m x 3.45m) Having a central heating radiator, a uPVC double glazed window and a loft access point. Bedroom 2 10'4' x 9'11' (3.15m x 3.02m) Having a central heating radiator and a uPVC double glazed window. Bedroom 3 7'11' to beam x 9'10' max (2.41m to beam x 3.00m m Having a Velux window. House Bathroom Being fully tiled to the walls and furnished with a 4 piece suite comprising panelled bath, shower cubicle with folding door, low flush wc and pedestal wash hand basin. There is a central heating radiator and a uPVC double glazed window. OUTSIDE: There is a well maintained lawned garden to the front of the property with flower bed borders. To the side there is a block paved driveway providing ample off road parking for a number of vehicles. The drive gives access to the detached brick built garage which has an up and over door and internal electric power and lighting. To the rear can be found a predominantly lawned garden with shrub borders and there is a raised patio with timber balustrade ideal for entertaining/barbeques. 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 "