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" This well presented, 2 double bedroomed semi detached property is neutrally decorated throughout and would make an ideal purchase for the first time buyer or those looking to downsize. Situated on a quiet side road and having gardens to three sides which gives potential to be extended if required (subject to all necessary consents) and there is a driveway providing off road parking for 2 cars. Also having uPVC double glazing, gas fired central heating and accommodation comprising:- Entrance vestibule, lounge, dining kitchen, 2 bedrooms and modern three piece bathroom. Conveniently placed for amenities, local schooling and approximately 1.2 miles from Mirfield town centre.

GROUND FLOOR: Entrance Vestibule Having a glazed entrance door, staircase rising to the first floor level and central heating radiator. Lounge 13'5'' max into bay x 11'11'' (4.09m max into bay x 3.63m) Having a central heating radiator, pebble effect electric fire, 2 wall light points, ceiling coving and uPVC double glazed bay window. Dining Kitchen 15' x 9'4'' (4.57m x 2.84m) Having a range of wall and base units, working surfaces, tiled splash backs, stainless steel sink and side drainer, laminate flooring, space and plumbing for a washing machine, gas cooker point, space for a tall fridge freezer, central heating radiator, cupboard housing the electric meter, two uPVC double glazed windows and uPVC/glazed external door. FIRST FLOOR: Landing Having a uPVC double glazed window to the side elevation and access to the loft space. Bedroom 1 15' max. 12' min x 11.10'' (4.57m max. 3.66m min x 3.38m) Having a central heating radiator and two uPVC double glazed windows. Bedroom 2 8'10'' x 8'11'' (2.69m x 2.72m) Having laminate flooring, ceiling spotlights, central heating radiator and uPVC double glazed window. Bathroom Having a modern three piece suite comprising panelled bath with shower attachment over and folding shower screen, pedestal wash hand basin, low flush wc, ceiling spotlights and uPVC double glazed window. OUTSIDE: There is a tarmacadam driveway to the front providing off road parking for two vehicles and low maintenance gravelled garden to front. A lawn wraps around the side and rear of the property and is enclosed by timber fencing. There is a circular patio and timber garden shed. 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 "