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" This 3 bedroomed semi detached property is situated on a quiet cul-de-sac approximately 2 miles from the centre of Mirfield, conveniently located for access to the motorway network. Enjoying a substantial garden plot and offering great potential for the property to be extended (subject to all necessary consents). Offered for sale with no Vendor chain and vacant possession, the property does require some further modernisation but does have uPVC double glazing, gas fired central heating and accommodation comprising in brief: Entrance hall, lounge diner, kitchen, rear entrance vestibule, cloakroom/wc, 3 first floor bedrooms (2 with fitted wardrobes) and bathroom.

GROUND FLOOR: Enter the property via a uPVC external door with side glazed panels into the entrance hall. Entrance Hall Having a central heating radiator, a staircase rising to the first floor and doors accessing the lounge diner and the kitchen. Lounge Diner 20'6' x 10'5' (6.25m x 3.18m) Having a fireplace surround with gas fire point, a central heating radiator, a uPVC double glazed bow window to the front elevation and a further uPVC double glazed window to the rear elevation. Kitchen 10'11' x 6'9' (3.33m x 2.06m) Having a built in pantry housing the Baxi combination boiler and being fitted with a range of wall and base units with working surfaces, tiled splashbacks, stainless steel sink unit with side drainer, space and plumbing for an automatic washing machine, gas cooker point, central heating radiator and a uPVC double glazed window to the side elevation. A door gives access to the rear entrance vestibule. Rear Entrance Vestibule Having a central heating radiator, a sealed unit double glazed window and a uPVC double glazed external door. There is a sliding door accessing the cloakroom/wc. Cloakroom WC Furnished with a 2 piece suite comprising low flush wc and wash hand basin. There is also a sealed unit double glazed window. Landing Having a small loft hatch and a uPVC double glazed window. Bedroom 1 12'6' x 10'7' (3.81m x 3.23m) Having a range of fitted 3 door wardrobes and side fitted drawer unit. There is a central heating radiator and a uPVC double glazed bow window to the front elevation. Bedroom 2 10'6' x 9'5' to robes (3.20m x 2.87m to robes) Having a range of fitted 4 door wardrobes with storage units above, a central heating radiator and a uPVC double glazed window to the rear elevation overlooking the rear garden. Bedroom 3 5'0' to bulk head x 6'11' (1.52m to bulk head x 2. Having a central heating radiator and a uPVC double glazed window to the front elevation. Bathroom Furnished with a 3 piece coloured suite comprising pedestal wash hand basin, low flush wc and panelled bath. There is a central heating radiator, built in linen cupboard, part tiling to the walls and a uPVC double glazed window to the rear elevation. OUTSIDE: A wrought iron gate gives access to the property together with a small lawned garden to the front with flower bed borders and twin wrought iron gates give access to the double width concrete driveway which provides ample off road parking. There is a detached garage (3.05m x 5.39m / 10'0' x 17'8') which has internal light and power and up and over door. There is a substantial level lawned garden to the rear with flower bed borders and a timber garden shed. The property also has external security lighting. 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 "