14 Westfield Drive Lightcliffe HX3 8AW

£180,000

Professionalism with Independence

1 & 3 George Square, Halifax, HX1 1HF t: 01422 260 000 Having been substantially extended, this semi detached property offers good sized family accommodation with 4 bedrooms, 3 of which have built in furniture and are of double proportions. At ground floor level there are 3 reception rooms, cloakroom and 18ft kitchen which has built in appliances and the bathroom has an impressive 4 piece suite in white. Situated within this highly regarded district of Halifax, the property features uPVC double glazing, gas fired central heating and security alarm system and externally there are gardens to front and rear, driveway, carport and garage. Viewing is encouraged in order to appreciate the size of the accommodation being offered for sale.

The accommodation briefly comprises:- GROUND FLOOR: Enter the property via a uPVC external door with side lights and inset archway stained glass window into the spacious entrance hall. Entrance Hall Having laminate flooring, a central heating radiator and a staircase rising to the first floor level with understairs storage cupboard. The central heating boiler is also situated in the hallway. Cloakroom WC Furnished with a 2 piece suite in white comprising low flush wc and corner wash hand basin. There are tiled surrounds and laminate flooring. Dining Room Lounge 3.20m x 3.00m (10'6" x 9'10") With central heating radiator and double doors giving 4.14m max x 3.68m max (13'7" max x 12'1" max) access to the conservatory. Having a living flame coal effect gas fire set to an extended stone surround providing display/TV plinths and a central heating radiator.

Conservatory 2.97m x 2.87m (9'9" x 9'5") Kitchen With laminate flooring and door out to the rear garden. 5.56m max x 2.41m max (18'3" max x 7'11" max) Having a single drainer sink unit with mixer tap and a range of matching oak faced wall and base units incorporating corner shelving and glazed and leaded display cabinets. There is an inset 4 ring electric hob with extractor over and oven beneath, laminated working surfaces which extend to form a semi circular breakfast bar, built in fridge and freezer, inset ceiling spotlights, pantry/storage cupboard and a side entrance door with an arched leaded window. FIRST FLOOR: OUTSIDE: To the front of the property there is a good sized lawned Landing garden together with a block paved driveway leading to the With loft access point, cylinder and airing cupboard. carport and single car garage. There is external lighting Bedroom 1 and water tap and to the rear can be found a further lawned garden. 6.15m x 2.57m (20'2" x 8'5") A spacious room running front to back with windows to COUNCIL TAX BAND: both elevations and a comprehensive range of fitted C furniture to include wardrobes, drawers, bedside tables, dressing table and overhead cupboards with additional BOUNDARIES & OWNERSHIPS: wash hand basin set to a vanity unit. There is a central The boundaries and ownerships have not been checked heating radiator and supplementary electric wall heater. 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 Keighley 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 Bedroom 2 SECURED ON IT. 3.86m x 3.07m (12'8" x 10'1") The latter measurement having been taken to the front of RELATED SALE DISCOUNT: the bank of built in wardrobes across one wall with mirror Bramleys will offer a 10% discount off our commission fees fronted sliding doors and there is a central heating radiator. to any client purchasing a property through Bramleys who then instructs Bramleys in the sale of their own property. Bedroom 3 3.68m max x 3.30m max (12'1" max x 10'10" max) ON-LINE CONVEYANCING SERVICES: Being of double proportions having built in wardrobes with Available through Bramleys in conjunction with leading side drawers and a central heating radiator. local firms of solicitors. No sale no legal fee guarantee (except for the cost of searches on a purchase) and so Bedroom 4 much more efficient. Ask a member of staff for details. 3.35m max x 2.03m max (11' max x 6'8" max) Currently being used as a study and there is a central DIRECTIONS: heating radiator. Leave Halifax via the A58 Godley Lane and at the traffic lights at Stump Cross, stay in the right hand lane and Bathroom continue along the A58 Road. At the main traffic Furnished with a striking 4 piece white suite comprising lights in proceed straight across and then oval bath with shower attachment, low flush wc, pedestal immediately right onto the A649 Road and after wash hand basin and shower cubicle. There is tiling to the passing the Lightcliffe Club, turn right onto Westfield Drive. walls and floor, an electric shaver point, vertical heated towel rail and inset ceiling spotlights. Energy Performance Certificate

14, Westfield Drive Dwelling type: Semi-detached house HALIFAX Date of assessment: 06 September 2011 HX3 8AW Date of certificate: 06 September 2011 Reference number: 8004-8968-8929-4406-6193 Type of assessment: RdSAP, existing dwelling 2 Total floor area: 130 m 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 (CO ) emissions. 2 Energy Efficiency Rating Environmental Impact (CO ) Rating 2 Current Potential Current Potential Very energy efficient - lower running costs Very environmentally friendly - lower CO emissions 2 (92 plus) A (92 plus) A (81-91) B (81-91) B (69-80) C (69-80) C 69 (55-68) D (55-68) D 66 60 55 (39-54) E (39-54) E (21-38) F (21-38) F (1-20) G (1-20) G Not energy efficient - higher running costs Not environmentally friendly - higher CO emissions 2 EU Directive EU Directive & Wales 2002/91/EC England & Wales 2002/91/EC 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 (CO ) emissions. The higher the the fuel bills are likely to be. rating the less impact2 it has on the environment.

Estimated energy use, carbon dioxide (CO ) emissions and fuel costs of this home 2

Current Potential 2 2 Energy use 236 kWh/m per year 176 kWh/m per year Carbon dioxide emissions 5.9 tonnes per year 4.4 tonnes per year Lighting £102 per year £60 per year Heating £899 per year £713 per year Hot water £161 per year £119 per year You could save up to £270 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

14 St Georges Square, Huddersfield HD1 1JF 27 Westgate, Heckmondwike 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, Mirfield 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]