bramleys

11 Foxglove Road, Almondbury, , HD5 8LW POA

Professionalism with Independence

Approximately 2500 sq ft this detached 4/5 bedroomed family home has been lovingly restored over recent years and provides flexible living accommodation. The present owners have sympathetically combined some traditional features including a traditional balustrade, ceiling coving with modern day conveniences of solid internal doors, uPVC double glazed windows, a gas fired central heating system and a wealth of integrated appliances in the kitchen and fitted bathrooms. This period home also benefits from a master bedroom and a further suite on the second floor. Located on a cul-de- sac of similar executive homes, the property has views towards Huddersfield town centre and beyond to the front and woodland views to the rear. Being approximately 1 mile from Huddersfield town centre this family home would also suite those to commute to surrounding cities by rail. To truly the appreciate the size, location and quality an internal viewing is highly recommended.

The accommodation briefly comprises:- Dining Kitchen Utility Room 3.48m x 5.64m (11'5'' x 18'6'') 2.74m x 2.29m (9'0'' x 7'6'') GROUND FLOOR: This well proportioned light room is positioned to the rear of the property Having base units with working surfaces over, space for a fridge freezer Accessed via a uPVC lead and glazed door into the:- and has uPVC double glazed leaded windows overlooking the rear and automatic washing machine, stainless steel sink with side drainer and garden and views beyond. There is a comprehensive range of wall and tap, uPVC double glazed leaded window, external door, tiled floor and Entrance Porch base units with granite work surfaces and up-stands, concealed lighting, central heating radiator. Having two further uPVC leaded windows one of which is floor to ceiling. display units and wine racks together with a wealth of integrated The floor is tiled, there is a central heating radiator and access into the appliances including a double oven, five ring gas hob with extractor hood Dining Room entrance hall via a wood and glazed door. over, dishwasher and fridge freezer. There is also an inset sink with 3.58m x 4.60m (11'9'' x 15'1'') granite drainer, fully tiled floor and windowsills, central heating radiator Having double doors from the dining kitchen this well proportioned room and a useful store room which houses the central heating boiler. has a dual aspect with uPVC double glazed leaded windows to the rear and side elevation. There is wood laminate flooring throughout, central heating radiator and further access into the entrance hall.

Entrance Hall Having a traditional balustrade staircase ascending to the first floor along with two uPVC double glazed windows, one at half landing level. There is a central heating radiator, ceiling beams and access to the ground floor rooms.

14 St Georges Square, Huddersfield, HD1 1JF

bramleys

Lounge Cloakroom 4.95m x 3.94m (16'3'' x 12'11'') Comprising of a two piece white suite incorporating wall hung sink unit Being positioned to the front of the property and further enhanced in size and low flush WC. There is a uPVC leaded window, central heating by the bay window where there are a bank of uPVC double glazed leaded radiator and tiled floor. windows. With the focal point of the room being the living flame gas fire set within a decorative surround, there are two central heating radiators, FIRST FLOOR: ceiling coving and double doors giving access into the:- Landing Having an ascending staircase to the second floor and access to all first floor rooms.

Bathroom Comprising of a three piece white suite incorporating low flush WC, pedestal wash hand basin and panelled bath with shower attachment over. There are two sets of uPVC double glazed leaded windows, central heating radiator, partially tiled walls and a tiled floor.

En-suite Shower Room Comprising of a three piece white suite incorporating vanity sink unit, low flush WC and double shower cubicle. The walls are fully tiled, the floor is tiled, there is a uPVC double glazed leaded window and a heated towel rail.

Sun Room 2.90m x 4.55m (9'6'' x 14'11'') Being positioned to the side of the property and having uPVC double glazed windows to three sides along with patio doors which open out onto the front lawned garden. There is a modern electric fire, central heating radiator and wood laminate flooring.

Master Bedroom 3.40m x 4.04m (11'2'' x 13'3'') Having a comprehensive range of fitted wardrobes with mirrored fronts and a dressing table with a tall unit. This room again is further enhanced in size by the bay window with the uPVC double glazed leaded windows to the front of the property overlooking the views to the front over Huddersfield and beyond. There is a central heating radiator and access to the en-suite shower room.

01484 530361

[email protected]

www.bramleys.com Professionalism with Independence

Bedroom 2 OUTSIDE: 3.56m x 3.30m (11'8'' x 10'10'') To the side of the property there is a tarmacadam driveway which leads This light room has a dual elevation and has uPVC double glazed leaded to the rear where there is a double detached garage with parking for a windows to the side and rear elevation. There is a central heating radiator number of cars. There is a further lawned garden to the rear with an open and access to en-suite shower room. aspect beyond over a wooded area, the front garden is predominately lawned also, along with the side area which is lawned and there is a further patio area which is accessed via the utility room and runs behind the dining kitchen area.

COUNCIL TAX BAND: F

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.

VIEWINGS: Contact the agents. Dressing Area/Study 4.75m x 1.98m (15'7'' x 6'6'') MORTGAGES: Having a uPVC double glazed door onto a balcony area. This room has Bramleys offer a no obligation Mortgage Advisory Service for the benefit wood laminate flooring, central heating radiator and is open plan into the of both purchasers and vendors. In association with Bramleys Financial bedroom area. Consultants Ltd, Bill is able to search the mortgage market to identify a suitable tailor-made mortgage, best suited to your needs. For En-suite Shower Room En-suite Bathroom further details contact Bill Keighley on 01484 530361. Written quotations Comprising of a three piece white suite incorporating low flush WC, Having a three piece white suite comprising vanity unit with granite available on request. YOUR HOME IS AT RISK IF YOU DO NOT KEEP pedestal hand wash basin and double shower cubicle. The walls are working surface over, panelled bath with shower attachment and low flush UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED partially tiled, the floor is tiled, there is a heated towel rail and inset ceiling WC. There is part tiling to the walls, tiled floor, heated towel rail and inset ON IT. spotlights. ceiling spotlights. RELATED SALE DISCOUNT: Bedroom 3 Bramleys will offer a 10% discount off our commission fees to any client 3.96m x 3.63m (13'0'' x 11'11'') purchasing a property through Bramleys who then instructs Bramleys in Having a range of fitted wardrobes, uPVC double glazed leaded windows the sale of their own property. overlooking the rear garden and a central heating radiator. ON-LINE CONVEYANCING SERVICES: Study/Bedroom 5 Available through Bramleys in conjunction with leading local firms of 4.06m x 2.31m (13'4'' x 7'7'') solicitors. No sale no legal fee guarantee (except for the cost of searches Having a dual aspect this room has three uPVC double glazed leaded on a purchase) and so much more efficient. Ask a member of staff for windows, one to the front of the property overlooking Huddersfield and details. one to the side elevation. There is also wood laminate flooring. DIRECTIONS: Second Floor Leave Huddersfield via the Shaw Head roundabout on the Road. Continue to the 1st set of traffic lights and take a right hand fork to Bedroom Suite Almondbury on Somerset Road proceed up Somerset Road and upon 4.01m max. x 7.98m max. (13'2'' max. x 26'2'' max.) reaching the mini roundabout continue straight across and approximately This light room has two Velux windows and a further three uPVC double 200 yards on the right hand turning onto Foxglove Road and the property glazed leaded windows to the front and side elevations. There is a central is located towards the head of the cul-de-sac on the left hand side. heating radiator and useful eaves storage space along with a further dressing area/study room. This room is also open plan into the en-suite bathroom.

14 St Georges Square, Huddersfield, HD1 1JF

bramleys

Energy Performance Certificate

11, Foxglove Road Dwelling type: Detached house HUDDERSFIELD Date of assessment: 04 October 2011 HD5 8LW Date of certificate: 07 October 2011 Reference number: 9299-2804-6108-9709-9431 Type of assessment: RdSAP, existing dwelling Total floor area: 228 m² This home’s performance is rated in terms of the energy use per square metre of floor area, energy efficiency

based on fuel costs and environmental impact based on carbon dioxide (CO2 ) emissions.

Energy Efficiency Rating Environmental Impact (CO2 ) Rating

The energy efficiency rating is a measure of the The environmental impact rating is a measure of a overall efficiency of a home. The higher the rating home’s impact on the environment in terms of the more energy efficient the home is and the lower carbon dioxide (CO2) emissions. The higher the the fuel bills are likely to be. rating the less impact it has on the environment.

Estimated energy use, carbon dioxide (CO2 ) emissions and fuel costs of this home

Current Potential Energy use 296 kWh/m² per year 240 kWh/m² per year Carbon dioxide emissions 13 tonnes per year 11 tonnes per year Lighting £136 per year £82 per year Heating £2,153 per year £1,768 per year Hot water £116 per year £116 per year You could save up to £439 per year The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and carbon emissions of one home with another. To enable this comparison the figures have been calculated using standardised running conditions (heating periods, room temperatures, etc.) that are the same for all homes, consequently they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice. The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs associated with service, maintenance or safety inspections. Always check the certificate date because fuel prices can change over time and energy saving recommendations will evolve.

Remember to look for the Energy Saving Trust Recommended logo when buying energy-efficient products. It’s a quick and easy way to identify the most energy-efficient products on the market. This EPC and recommendations report may be given to the Energy Saving Trust to provide you with information on improving your dwelling’s energy performance.

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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

01484 530361

14 St Georges Square, Huddersfield HD1 1JF 1 & 3 George Square, Halifax HX1 1HF 12 Victoria Road, , Halifax HX5 0PU 27 Westgate, WF16 0HE 110 Huddersfield Road, WF14 9AF t: 01484 530361 f: 01484 432318 t: 01422 260000 f: 01422 260010 t: 01422 374811 f: 01422 378762 t: 01924 412644 f: 01924 411020 t: 01924 495334 f: 01924 499193 e: [email protected] e: [email protected] e: [email protected] e: [email protected] e: [email protected]