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" This immaculately presented 3 bedroom end townhouse has a substantial two storey extension to the rear which has transformed this property into a family home. Offering accommodation ready to move into comprising: entrance vestibule, modern dining kitchen with integrated appliances, lounge, 3 bedrooms and three piece bathroom together with gardens to front and rear, driveway and garage. Also having upvc double glazing, gas fired central heating and cavity wall insulation. Being only a short distance away from the centre of Mirfield and handily placed for bus and rail links to nearby towns and cities with good well regarded schooling and the M62 motorway network a short drive away, this property truly deserves an internal inspection.

GROUND FLOOR: A composite entrance door with leaded glazed panels give access to the entrance vestibule. Entrance Vestibule Having laminate flooring and useful under-stairs storage cupboard. Dining Kitchen 17'2' max. x 13'6' max. / 8'8' min. (5.23m max. x Kitchen Area This spacious dining kitchen is ideal for the young and growing family, having a range of modern wall and base units with working surfaces and tiled splash backs. There is an integrated four ring gas hob with glass splash back and stainless steel extractor hood over. There is a one and a half bowl stainless steel sink unit with mixer tap and side drainer, integrated double oven, plumbing for a washing machine, glass display cabinet, concealed lighting to the wall cupboards and uPVC double glazed window. Dining Area There is a uPVC double glazed window to the side elevation and external door with leaded glazed panels. The dining kitchen has laminate flooring, ceiling coving and access to the staircase rising to the first floor level. Lounge 13'5' x 12'5' (4.09m x 3.78m) Having a modern fireplace surround with living flame coal effect gas fire, wood effect laminate flooring, central heating radiator, 2 wall light points, ceiling coving and uPVC double glazed window to the front elevation. FIRST FLOOR: Landing Having a uPVC double glazed window, central heating radiator and access to the loft space which has been partially boarded and insulated. Master Bedroom 7'9' x 13'5' (2.36m x 4.09m) Having laminate flooring, central heating radiator and uPVC double glazed window to the front elevation which enjoys views towards Hopton. Bedroom 2 17'1' x 7'5' max / 4'2' min. (5.21m x 2.26m max /1 Having laminate flooring, ceiling coving, central heating radiator and 2 uPVC double glazed windows to the rear elevation. Bedroom 3 14'0' x 5'10' max. / 4'1' min. (4.27m x 1.78m max. Having ceiling coving, central heating radiator and uPVC double glazed window. Bathroom Furnished with a 3 piece suite comprising panelled bath with shower attachment over and shower screen, low flush WC and pedestal wash hand basin. The walls are fully tiled, there is laminate flooring, extractor fan and a built-in bulk-head storage cupboard housing the immersion. OUTSIDE: There is a small lawned garden to the front together with a block paved driveway providing off road parking. There is a gate to the side which leads to the rear of the property, a timber garden shed and raised lawned garden which is enclosed by fencing. The garden is low maintenance and is ideal for entertaining in the summer months. There is access to a single car garage with up and over door to the side of the row of townhouses with an additional parking space in front of the garage. 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 "