286 Road HX4 9AE

Offers Over £350,000

Professionalism with Independence

12 Victoria Road, , HX5 0PU t: 01422 374 811 ***Over 2500 sq ft***This substantial Victorian residence offers beautifully presented and extensive accommodation which is arranged over 3 floor levels and enjoys far reaching views over the Deer Park and countryside beyond. The property enjoys a wealth of period features and is enhanced by contemporary fixtures and fittings throughout. Comprising in brief: Entrance vestibule, entrance hall, lounge, dining room, dining kitchen, utility, cloakroom wc, rear vestibule, first floor landing, master bedroom with wet room, 2 further double bedrooms, house bathroom, second floor double bedroom. There is also lower ground floor cellar and garaging with electric door, gardens to front and rear and off road parking. Situated in the much sought after locality of Holywell Green which enjoys well regarded schooling and is ideally placed for access to the network and the towns of Elland, Halifax and .

The accommodation briefly comprises:-

GROUND FLOOR: Dining Room 5.74m x 4.27m (18'10" x 14'0") Entrance Vestibule Another impressive reception room of generous proportions having a Accessed via an exterior door a timber exterior door and having feature contemporary inset gas fire, 2 windows to the rear elevation, central heating stained glass windows to the side, central heating radiator and double doors radiator, picture rail and ceiling coving and rose. accessing the grand entrance hall.

Entrance Hall Having a staircase rising to the first floor, central heating radiator, ceiling coving and rose and doors accessing the lounge, dining room, kitchen and lower ground floor.

Kitchen Area1 3.00m x 8.92m overall (9'10" x 29'3" overall) Fitted with a contemporary range of wall and base units with stainless steel working surfaces inset into which is a stainless steel sink with side drainer. There are integrated appliances to include fridge, microwave and dishwasher and there is polished wood flooring and an archway accessing the second Lounge kitchen area. 7.32m x 4.85m max into bay (24'0" x 15'11" max into bay) An impressive reception room which has a large walk-in bay window enjoying the views to the front elevation. There is an open fireplace housing a Handol wood burning stove with a granite hearth, picture rail, ceiling coving and rose, central heating radiator and 6 wall light points.

Kitchen Area 2 The second kitchen area is fitted with a centre island range of base units with breakfast bar seating, built in oven with 5 ring gas hob and fitted extractor and sink with mixer tap. There is a continuation of the polished wood flooring, 4 feature arched windows to the side elevation and doors accessing the utility room and rear vestibule. Bedroom 2 5.64m x 4.27m (18'6" x 14'0") A particularly generous double bedroom having an ornamental cast iron fireplace, 2 windows to the rear elevation allowing for plentiful natural light, picture rail, ceiling coving and ceiling rose and a central heating radiator.

Utility Room Fitted with a range of matching wall and base units with complementary working surfaces. There is plumbing for an automatic washing machine, central heating radiator and window to the rear elevation.

Rear Vestibule With polished wood floor, central heating radiator, window to the rear Bedroom 3 elevation, external door accessing the garden and door accessing the 4.22m x 3.05m (13'10" x 10'0") cloakroom. Once again being of spacious double proportions and having a built in storage cupboard, window to the rear elevation and a central heating radiator. Cloakroom WC Furnished with a 2 piece white suite comprising low flush wc and circular House Bathroom wash hand basin with mixer tap. There is a central heating radiator, polished A spacious house bathroom furnished with a 4 piece suite in white comprising wood floor and window to the rear elevation. low flush wc, wash hand basin, large walk in shower enclosure and a period style roll top bath with shower attachment. The floor is tiled, there is a window LOWER GROUND FLOOR: to the front elevation, extractor fan and a central heating radiator. Comprising a large cellar room with a door into the garage. The cellar room and garage both have power and the garage has an electrically operated door.

FIRST FLOOR:

Landing With doors accessing the bedroom accommodation and bathroom.

Master Bedroom 4.93m x 4.55m to robes (16'2" x 14'11" to robes) Positioned to the front of the property and although not being the largest of the bedrooms, it enjoys the superb far reaching views towards the Deer park and over countryside beyond. Having contemporary full height fitted wardrobes with sliding doors and central heating radiator.

SECOND FLOOR:

Bedroom 7.29m x 3.68m max (23'11" x 12'1 max) Having 4 Velux windows, a central staircase, storage areas within the eaves to either side, inset ceiling spotlights and 2 central heating radiators.

Ensuite Wet Room Being fully tiled and comprising shower, low flush wc with concealed cistern and wash hand basin. There is a range of display shelving and LED lighting. OUTSIDE: COUNCIL TAX BAND: D

BOUNDARIES & OWNERSHIPS: The boundaries and ownerships have not been checked on the title deeds for any discrepancies or rights of way. All prospective purchasers should make their own enquiries before proceeding to exchange of contracts.

VIEWING: Contact the agents.

MORTGAGES: Bramleys offer a no obligation Mortgage Advisory Service for the benefit of both purchasers and vendors. In association with Bramleys Financial Consultants Ltd, Bill is able to search the mortgage market to identify a suitable tailor-made mortgage, best suited to your needs. For further details contact Bill Keighley on 01484 530361. Written quotations available on request. All loans subject to status. A life assurance policy may be required. YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT.

RELATED SALE DISCOUNT: To the front of the property is a block paved driveway providing off road Bramleys will offer a 10% discount off our commission fees to any client parking and giving access to the garage. Steps lead up to the main front door purchasing a property through Bramleys who then instructs Bramleys in the and to the side is a seating area which attracts the sun for much of the day sale of their own property. and enjoys the stunning views. To the rear is an enclosed garden with level lawn, paved seating areas and stone outbuilding. ON-LINE CONVEYANCING SERVICES: Available through Bramleys in conjunction with leading local firms of solicitors. No sale no legal fee guarantee (except for the cost of searches on a purchase) and so much more efficient. Ask a member of staff for details.

DIRECTIONS: Leave our Elland office travelling up Victoria Road bearing left on the bend into the continuation of Victoria Road. Proceed up the hill passing Brooksbank High School and The Rock Inn on the left and continue along as the road becomes Station Road. At the junction bear left onto Stainland Road and continue up the hill and after passing the Junior and Infant School on the right hand side, the subject property can be found to the right hand side clearly identified by the Bramleys for sale board.

Energy Performance Certificate

286, Stainland Road, Holywell Green, HALIFAX, HX4 9AE Dwelling type: Mid-terrace house Reference number: 0440-2829-6664-9295-4275 Date of assessment: 11 June 2015 Type of assessment: RdSAP, existing dwelling Date of certificate: 11 June 2015 Total floor area: 227 m² Use this document to: • Compare current ratings of properties to see which properties are more energy efficient • Find out how you can save energy and money by installing improvement measures Estimated energy costs of dwelling for 3 years: £ 9,204 Over 3 years you could save £ 4,188

Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting £ 567 over 3 years £ 291 over 3 years Heating £ 8,007 over 3 years £ 4,317 over 3 years You could Hot Water £ 630 over 3 years £ 408 over 3 years save £ 4,188 Totals £ 9,204 £ 5,016 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water. This excludes energy use for running appliances like TVs, computers and cookers, and any electricity generated by microgeneration. Energy Efficiency Rating

The graph shows the current energy efficiency of your home.

The higher the rating the lower your fuel bills are likely to be.

The potential rating shows the effect of undertaking the recommendations on page 4.

The average energy efficiency rating for a dwelling in and Wales is band D (rating 60).

Top actions you can take to save money and make your home more efficient Typical savings Available with Recommended measures Indicative cost over 3 years Green Deal 1 Room-in-roof insulation £1,500 - £2,700 £ 1,278 2 Internal or external wall insulation £4,000 - £14,000 £ 732 3 Floor insulation (suspended floor) £800 - £1,200 £ 219

See page 4 for a full list of recommendations for this property. To find out more about the recommended measures and other actions you could take today to save money, visit www.direct.gov.uk/savingenergy or call 0300 123 1234 (standard national rate). The Green Deal may allow you to make your home warmer and cheaper to run at no up-front cost.

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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

14 St Georges Square, Huddersfield HD1 1JF 27 Westgate, WF16 0HE t: 01484 530361 f: 01484 432318 t: 01924 412644 f: 01924 411020 e: [email protected] www.bramleys.com e: [email protected]

1 & 3 George Square, Halifax HX1 1HF 12 Victoria Road, Elland, Halifax HX5 0PU 110 Huddersfield Road, WF14 9AF t: 01422 260000 f: 01422 260010 t: 01422 374811 f: 01422 378762 t: 01924 495334 f: 01924 499193 e: [email protected] e: [email protected] e: [email protected]