17 St Marys Fold Kirkheaton HD5 0EA

£249,900

Professionalism with Independence

14 St Georges Square, Huddersfield, HD1 1JF t: 01484 530361 Offered for sale is this immaculately presented and deceptively spacious cottage style property. Having undergone some modernisation and improvements in recent years, it would make an ideal purchase for those looking to downsize from a larger style property or the growing family alike. Extending to approximately 1250 sq ft of accommodation, it enjoys an array of character features including exposed beams, stone mullion windows and stone flagged flooring to the conservatory. An early internal inspection is highly recommended to appreciate the accommodation which comprising in brief:- entrance vestibule, dining kitchen, utility area, lounge, conservatory, first floor landing, 3 bedrooms and bathroom. Energy Rating: The accommodation briefly comprises:- GROUND FLOOR: Enter the property via a solid wood external door into the:- Entrance Vestibule Lounge Having a central heating radiator and wood 5.41m x 4.60m (17'9'' x 15'1'') effect laminate flooring. This generously proportioned reception room Dining Kitchen has a gas fire with stone fireplace, exposed 5.44m max. x 4.60m max. (17'10'' max. x beams, wood effect laminate flooring, a sealed unit double glazed window and a 15'1'' max.) sealed unit double glazed door giving access Being fitted with a range of country style wall to the:- and base units with working surface over, there are integrated appliances including fridge freezer, dishwasher, a five ring gas hob with overhead extractor and electric oven. Inset into the working surface is a one and a half bowl stainless steel sink with mixer tap and there are exposed beams, 2 sealed unit double glazed windows, wood effect laminate flooring and a door giving access into the:-

Conservatory 3.18m x 2.26m (10'5'' x 7'5'') Having a stone flagged floor and been of uPVC double glazed construction.

Utility Area 4.01m x 0.94m (13'2'' x 3'1'') Having a wall mounted combination boiler and space and plumbing for an automatic washing machine. Bedroom 2 Having a central heating radiator and uPVC double glazed window.

FIRST FLOOR: Landing Having a sealed unit double glazed window. Bathroom Comprising of a modern 4 piece white suite incorporating low flush WC, a double bowl wash hand basin with 2 mixer taps, a panelled bath with mixer tap and shower attachment and a quadrant style shower Bedroom 3 cubicle with thermostatic mixer shower and 3.23m x 2.21m (10'7'' x 7'3'') rainwater shower head and hose attachment. Located to the rear of the property and having There is a chrome ladder style central heating a central heating radiator, exposed beams towel rail, uPVC double glazed window, and uPVC double glazed window. ceiling spotlights and full tiling to the walls.

OUTSIDE: Bedroom 1 To the front of the property there is a 4.52m x 3.15m (14'10'' x 10'4'') generously proportioned section of lawned Located to the front of the property and garden with mature shrubs and trees. having 2 uPVC double glazed windows and a central heating radiator. RELATED SALE DISCOUNT: Bramleys will offer a 10% discount off our commission fees to any client purchasing a property through Bramleys who then instructs COUNCIL TAX BAND: Bramleys in the sale of their own property. B ON-LINE CONVEYANCING SERVICES: BOUNDARIES & OWNERSHIPS: Available through Bramleys in conjunction The boundaries and ownerships have not with leading local firms of solicitors. No sale been checked on the title deeds for any no legal fee guarantee (except for the cost of discrepancies or rights of way. All prospective searches on a purchase) and so much more purchasers should make their own enquiries efficient. Ask a member of staff for details. before proceeding to exchange of contracts. DIRECTIONS: VIEWING: Leave Huddersfield on the A629 Contact the agents. Road and pass through the traffic lights at Aspley and at the traffic lights at MORTGAGES: take the left hand fork onto Broad Lane which Bramleys offer a no obligation Mortgage then becomes Long Lane and Crossley Lane. Advisory Service for the benefit of both At the mini roundabout take the first left into purchasers and vendors. In association with School Lane which then becomes St Marys Bramleys Financial Consultants Ltd, Bill Lane. Take a right hand turning into St Marys is able to search the mortgage fold where the property can be found market to identify a suitable tailor-made identified by a Bramleys for sale board. mortgage, best suited to your needs. For further details contact Bill Keighley on 01484 530361. Written quotations available on request. YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT.

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, , 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]