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" This well presented 3 bedroomed semi detached property has been extended to the rear by way of a conservatory and offers accommodation ready to move into briefly comprising: Entrance hall, lounge with open plan dining area, modern fitted kitchen, 3 bedrooms (all with fitted furniture) and modern white bathroom suite. Externally there are gardens to both the front and rear, a lengthy driveway providing off road parking for a number of vehicles and a detached garage. Being conveniently located approximately 1.25 miles from the centre of Mirfield where all amenities can be satisfied with access to the M62 motorway network.

GROUND FLOOR: Enter the property via a uPVC external door with a decorative leaded panel into the entrance hall. Entrance Hall Having a central heating radiator, uPVC double glazed window and a staircase rising to the first floor. Open Plan Lounge Diner 12'1' max x 20'4' (3.68m max x 6.20m) Having ceiling spotlights, ceiling coving, 2 central heating radiators, a marble fireplace surround with inset lighting, matching hearth and living flame coal effect gas fire and sliding uPVC double glazed patio doors giving access to the conservatory. Conservatory 8'11' x 7'10' (2.72m x 2.39m) Having a central heating radiator and uPVC double glazed French doors giving access to the rear gardens. Kitchen 6'4' x 9'8' (1.93m x 2.95m) Fitted with a range of modern wall and base units with complementary working surfaces inset into which is a 1? bowl stainless steel sink unit with side drainer and mixer tap. There is tiling to the walls, an integrated oven, gas hob with extractor hood over and stainless steel splashback, space and plumbing for a washing machine and dishwasher, space for a fridge, understairs storage cupboard, a uPVC double glazed window and a door accessing the side elevation. FIRST FLOOR: Landing Having a uPVC double glazed window, bulk head storage and access to the loft space. Please note that the central heating boiler is situated in the loft space and is approximately 3 years old. Bedroom 1 11'9' x 8'10' (3.58m x 2.69m) Being positioned to the front of the property and having a uPVC double glazed window, a range of modern fitted wardrobes with sliding doors and a central heating radiator. Bedroom 2 10'2' x 9'3' (3.10m x 2.82m) Also having a range of fitted wardrobes with sliding doors, a matching drawer unit and a further single wardrobe. Being positioned to the rear of the property and having a central heating radiator and a uPVC double glazed window. Bedroom 3 6'1' x 8'3' (1.85m x 2.51m) Having a fitted single bed unit with over-bed storage units, a single wardrobe and matching fitted drawer unit. There is a central heating radiator and a uPVC double glazed window. Bathroom Being fully tiled to the walls and furnished with a modern 3 piece suite with chrome fittings comprising panelled bath with shower attachment over and mixer tap shower with glass shower screen, low flush wc and wash hand basin with storage beneath. There is a chrome ladder style heated towel rail and a uPVC double glazed window. OUTSIDE: There is a small lawned garden to the front with flower borders together with a paved/concrete driveway to the side providing off road parking and giving access to the detached single garage. The garage has an up and over door and internal electric power and lighting. There is also a patio seating area and a further 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 "