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" VACANT POSSESSION & NO CHAIN Realistically priced to attract a quick sale and to reflect modernisation work required (mainly to the kitchen) this 3 bedroomed semi detached property has been extended to the rear and offers accommodation comprising: Entrance hall, lounge, dining room, kitchen, 3 first floor bedrooms and house bathroom. Externally there are low maintenance gardens to both front and rear, driveway providing off road parking and a larger than average detached garage which has recently been re-roofed together with the extension (20 year guarantee). The property has uPVC double glazing, gas fired central heating and security alarm and convenient for motorway access with centre of Mirfield approximately 1 mile away.

GROUND FLOOR: Enter the property via a uPVC external door into the entrance hall. Entrance Hall Having a central heating radiator and a staircase rising to the first floor level. Lounge 13'10' x 12'0' (4.22m x 3.66m) Having stained timber flooring, a central heating radiator, ceiling coving, a uPVC double glazed window to the front elevation and twin sliding doors giving access to the kitchen. Dining Room 19'2' max x 8'8' (5.84m max x 2.64m) A most spacious second reception room having stained timber flooring, 2 central heating radiators, uPVC double glazed sliding patio doors giving access to the rear garden and a breakfast bar area. The dining room is open to the kitchen. Kitchen 18'9' max x 5'11' (5.72m max x 1.80m) Fitted with a range of matching wall and base units with complementary tiled splashbacks and working surfaces inset into which is a 1? bowl sink unit with side drainer and a 4 ring gas hob with extractor hood over and integrated oven. There is plumbing for an automatic washing machine, pine cladded ceiling, a uPVC double glazed window and a useful understairs storage cupboard housing the meters. An external door gives access to the side of the property. FIRST FLOOR: Landing Having a useful bulk head storage cupboard over the staircase, loft access and a uPVC double glazed window. Bedroom 1 9'3' x 11'10' (2.82m x 3.61m) Positioned to the rear of the property and having a range of fitted wardrobes with dressing table and storage units above, central heating radiator, painted timber floorboards and a uPVC double glazed window. Bedroom 2 8'9' x 11'11' (2.67m x 3.63m) Positioned to the front of the property and having a uPVC double glazed window and painted timber floorboards. Bedroom 3 6'1' x 8'2' (1.85m x 2.49m) Having a fitted single bed unit with storage beneath and overhead storage cupboards, a central heating radiator and a uPVC double glazed window. Bathroom Being fully tiled to the walls and furnished with a 3 piece suite in white comprising panelled bath with shower attachment over, pedestal wash hand basin and low flush wc. There is pine cladding to the ceiling, central heating radiator and a uPVC double glazed window. OUTSIDE: There is a low maintenance garden to the front with wood chip bark and shrub borders. A concrete driveway provides off road parking and gives access to the large tandem garage which has an up and over door and side personal access door. The rear garden is also low maintenance. There is a small lawned area and patio and it provides a good degree of privacy and is screened from the roadside. 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 "