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" A most attractive and deceptively spacious traditional semi detached property which enjoys 2 reception rooms, 3 well proportioned bedrooms, modern fitted kitchen and 4 piece house bathroom. Having been well maintained both internally and externally with uPVC double glazing and gas fired central heating. Externally there are attractive gardens to the front and rear and the shared driveway leads to off road parking spaces and a larger than average single garage. Rufford Road is a popular residential location convenient for the amenities within Elland town centre. The M62 motorway access is within several miles enabling a route to both Leeds and Manchester. This is a superb family home and an internal inspection is strongly encouraged.

GROUND FLOOR: Entrance Hall Accessed via an external door with inset glazed panels and having a central heating radiator, dado rail, picture rail, ceiling coving and a staircase rising to the first floor. Lounge 14'0' x 15'9' into bay (4.27m x 4.80m into bay) A generously proportioned, well presented reception room with a large walk in bay window to the front elevation being fitted with uPVC double glazed windows. There is a living flame coal effect gas fire being set to a marble effect back cloth and hearth, a central heating radiator, 2 wall light points, ceiling coving and rose. Dining Room 14'1' x 13'6' max (4.29m x 4.11m max) Once again an extremely well proportioned reception room with the focal point to the room being the superb coal effect gas fire set to a tiled hearth with decorative timber surround. There is ceiling coving and rose, picture rail, central heating radiator and a uPVC double glazed window to the rear elevation. Kitchen 10'3' x 7'3' plus entrance (3.12m x 2.21m plus ent Fitted with a modern range of matching wall and base units with complementary working surfaces inset into which is a stainless steel sink unit with side drainer and mixer tap. There is space and plumbing for a washing machine, space for a tumble dryer and fridge freezer, electric cooker point, part tiled walls, a uPVC double glazed window to the rear elevation, a uPVC external door with inset glazed panels accessing the rear garden and a useful understairs storage area with a uPVC double glazed window. FIRST FLOOR: Landing With a uPVC double glazed window with inset stained glass panels, ceiling coving, dado rail, picture rail and loft access point. The loft has power, light and pull down ladder. Master Bedroom 13'5' x 11'8' to robes (4.09m x 3.56m to robes) A generously proportioned bedroom positioned to the front of the property with a large uPVC double glazed window to the front elevation with central heating radiator beneath and built in wardrobes with storage above to each alcove. Bedroom 2 13'7' x 13'1' (4.14m x 3.99m) A particularly spacious second bedroom positioned to the rear of the property and has a uPVC double glazed window to the rear elevation. There is a picture rail, ceiling coving, inset ceiling spotlights, central heating radiator and an ornamental period cast iron fireplace. Bedroom 3 9'9' x 6'9' max (2.97m x 2.06m max) Having a uPVC double glazed window to the front elevation and a central heating radiator. House Bathroom A spacious room furnished with a 4 piece suite comprising low flush wc, pedestal wash hand basin, corner panelled bath with shower attachment and shower cubicle with thermostatic shower. There is a storage cupboard housing the central heating boiler, part tiling to the walls, a central heating radiator, inset ceiling spotlights and a uPVC double glazed window to the rear elevation. OUTSIDE: To the front of the property there is an enclosed garden with a pathway giving access to the main front door. A shared tarmacadam driveway extends down the side of the property and in turn gives access to the single car garage. The garage has an up and over door and there is off road parking in front of the garage. The rear garden is low maintenance with a paved seating area with shrub and flower borders. PROPERTY MISDESCRIPTION ACT 1991
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 "