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" In this highly commutable village location, with its popular school and surrounding countryside, this updated, family home is a must for those who seek space and value for money. With high quality modern appointments throughout it comprises:- entrance porch, hall area, lounge (19'0 x 11'2 approx), dining room/family room

(19'0 x 9'5 approx), superb kitchen (13'4 x 12'3 approx), large utility room

(12'3 x 9'0 approx), four bedrooms (with the master measuring 16'10 x 12'2 approx with dressing room and en-suite), and house bathroom. There is a driveway to the front with pleasant gardens to the front and side. There are large further lawned gardens to the side on a nominal rent.

A PVCu entrance door with two opaque panels gives access into the entrance porch. ENTRANCE PORCH This has tiled flooring, a PVCu double glazed window to the front and a central heating radiator. A decorative timber and glazed door opens into the lounge. LOUNGE 5.79m(19'0'') approx x 3.40m(11'2'') approx This is presented to a particularly high standard and is light and spacious with a large PVCu double glazed window to the front elevation. The room has superb oak flooring and to the chimney breast is exposed brickwork and a fireplace with a tiled inlay and hearth being home for a living flame effect fire. There is a decorative exposed timber beamed archway and within the room is the open tread staircase with a useful storage cupboard below. There is a recessed display niche, a central ceiling light point and two central heating radiators. A decorative timber and glazed door leads through into the dining/family room. DINING/FAMILY ROOM 5.79m(19'0'') approx x 2.87m(9'5'') approx This particularly spacious room has quality oak flooring, two PVCu double glazed rear windows, ceiling down lighting, a useful under stairs storage cupboard, provisions for a wall mounted TV and a central heating radiator. A timber door with two glazed bevelled panels leads through into the breakfast kitchen. BREAKFAST KITCHEN 4.06m(13'4'') approx x 3.73m(12'3'') approx This has an extensive range of fitted units to the high and low level with under unit lighting, rolled edge working surfaces, matching splash backs, a Baumatic gas hob with a central wok style burner, a built in under oven, a stainless steel and curved glazed canopy style filter hood over and a high quality Astracast colour coordinated sink with a large bowl, a matching drainer and a contemporary mixer tap over. There is an integrated dishwasher, an integrated fridge freezer and an integrated washing machine. The central island unit has further storage drawers and the work top extends to create a breakfast bar. There is down lighting to the clad ceiling and above the sink, provisions for a wall mounted TV, laminate style flooring, an obscure double glazed window and a central heating radiator. A four panelled internal door leads through into the utility room. UTILITY ROOM 3.73m(12'3'') approx x 2.74m(9'0'') approx This is a particularly good sized room and is versatile in use. It has plumbing for an automatic washing machine, provisions and venting for a gas fire, the Baxi boiler for the gas fired central heating system and domestic hot water, a PVCu entrance door, an obscure double glazed side window and a central heating radiator. From the lounge, the open staircase rises to the first floor landing. FIRST FLOOR LANDING This gives access to the loft space and there is ceiling down lighting, stylish spindle balustrading and a large storage cupboard. BEDROOM 1 5.13m(16'10'') approx x 3.71m(12'2'') approx This is a particularly spacious room with dual aspect front and side PVCu windows, laminate flooring, a drop down ladder giving access to the loft space (which has lighting), laminate flooring, ceiling down lighting, a central heating radiator and a walk in dressing room. DRESSING ROOM 1.65m(5'5'') approx x 1.57m(5'2'') approx This has built in shelving and hanging rails. It also has a continuation of the laminate flooring. EN-SUITE 2.06m(6'9'') approx x 1.63m(5'4'') approx The stylish en-suite is fitted with a quadrant style corner shower cubicle with opening curved entrance doors and a Grohe shower unit, a pedestal wash hand basin, a low level w.c, tiling to the walls, laminate tiled flooring, ceiling down lighting, an extractor fan and an obscure PVCu double glazed rear window. BEDROOM 2 3.30m(10'10'') approx x 2.82m(9'3'') approx This is a double sized bedroom positioned to the rear of the property with a built in double wardrobe, laminate flooring, a PVCu rear window enjoying a pleasant long distance outlook, and a central heating radiator. BEDROOM 3 3.35m(11'0'') approx x 2.97m(9'9'') approx This is a double sized bedroom positioned to the front of the property with built in double wardrobes, a double glazed window to the front, laminate flooring and a central heating radiator. BEDROOM 4 2.69m(8'10'') approx x 2.44m(8'0'') approx This is a good sized single bedroom positioned to the front of the property with a large storage cupboard over the staircase projection, laminate flooring, a PVCu window and a central heating radiator. HOUSE BATHROOM 2.34m(7'8'') approx x 1.65m(5'5'') approx The house bathroom has a three piece suite in white comprising of a tiled panelled bath, a pedestal wash hand basin, a low level w.c, tiling to the walls, laminate tiled flooring, ceiling down lighting, an obscure double glazed rear window and an upright chrome towel radiator. OUTSIDE The property occupies a spacious corner plot position. To the front elevation there is a level lawned garden and a flagged pathway. Timber gates lead onto the double width driveway. There is outside lighting and water. There is a flagged side patio area with further external lighting. Steps lead to the principal garden which is lawned with a decked seating/patio area and a small pergola. The gardens themselves are enclosed by timber fencing making them ideal for children and pets.
The vendors and the vendors of the adjacent property choose to keep the rear garden open plan together, however this could be divided up again as it was when the property was purchased.
The side garden is not on the title deeds, it is owned by Kirklees and a nominal rent is paid, but the owners of the property have always had use and enjoyment of the band. CENTRAL HEATING The property has a gas fired central heating system. DOUBLE GLAZING The property has PVCu glazing. ALARM The property has a security system. EXTRAS Carpets, curtains and certain other extras may be available by separate negotiation. NEGOTIATOR If you require further information about this property please contact the office or email the negotiator: Niki.Lunn@SimonBlyth.co.uk VIEWING For an appointment to view, please contact the office. HOME INFORMATION PACK The accuracy of the HIP document is the responsibility of the source provider. If information in a search proved to be incorrect, then the Local Authority or personal search agent would be liable for the mistake. FREE VALUATIONS If you are thinking of a move then take advantage of our FREE valuation service, telephone our nearest office for a prompt and efficient service. IMPORTANT NOTES When we were asked to place the property on the market, certain information was not verified. In particular none of the services or fittings and equipment have been tested and we are therefore unable to give warranties of any kind. The British weather is essentially variable, appropriate advice as to local weather conditions should be sought before purchase. (This is a standard statement on all our brochures due to the Property Misdescriptions act). MEASUREMENTS Please note that all measurements are for general guidance purposes only. The measurements are approximate, there is a six inch measurement tolerance. Also due to variations and tolerances in metric and imperial measurements, measurements contained in the particulars must not be relied upon for ordering carpets, furniture etc. BOUNDARY OWNERSHIP The boundary ownerships and tenure of this property have not been checked on the title deeds for any discrepancies or rights of way if any. (This is a standard statement on all our brochures due to the Property Misdescriptions act). ORDNANCE SURVEY MAPS Reproduced from the 1988 Landranger 1:50 000 scale Ordnance Survey map with the permission of Ordnance survey on behalf of The Controller of Her Majesty's Stationery Office, 'c Crown copyright', Simon Blyth Estate Agents ES100011782. MAILING LIST Register online at www.simonblyth.co.uk or contact any of our offices for a friendly and efficient service which will keep you regularly updated of all of our avilable properties. MORTGAGE ADVICE Simon Blyth Estate Agents understand that getting appropriate mortgage advice is a crucial part of the home buying process. Finding a suitable mortgage has always been something of a daunting experience which is why we would like to introduce you to Mortgage Sorter Ltd. They provide tailored mortgage solutions through a wealth of experience in the mortgage and property market and offer access to the full unrestricted range of products available.
Mortgage Sorter are dedicated to providing ongoing guidance and advice throughout the entire house purchase process keeping you, your estate agent and solicitor involved with continual updates on the progress. Once in your new home Mortgage Sorter will be available for ongoing support to build a long term relationship for your future mortgage planning.
Your home may be repossessed if you do not keep up repayments on your mortgage.

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