261 Hill Road HD2 2NA

£280,000

Professionalism with Independence

14 St Georges Square, Huddersfield, HD1 1JF t: 01484 530361 A spacious 3 double bedroom detached house with an office above the single detached garage. Having undergone a programme of modernisation over recent years, this property would make an ideal purchase for the young or growing family. Positioned at the top of Cowcliffe Hill Road with views over parkland and beyond, this modern family home has an open plan living kitchen with underfloor heating and bi-fold doors giving access to the enclosed rear garden. The property also benefits from some character features including ceiling coving and solid fuel stove, which have been lovingly combined with modern day conveniences of a gas fired central heating system, sealed unit double glazed windows, en-suite wc and modern kitchen with a wealth of integrated appliances. To truly appreciate the quality, size and position an internal viewing is highly recommended. Energy Rating: E

The accommodation briefly comprises:- GROUND FLOOR: Enter the property through a wood and glazed door into:- Entrance Hall Having an ascending staircase, tiled entrance area, central heating radiator and useful understairs storage cupboard. Lounge 3.66m x 4.01m (12'0" x 13'2") Positioned to the front of the property, having a uPVC double glazed bay window. The focal point of the room is a solid fuel stove set within a modern surround with brick backdrop and stone hearth. There is ceiling coving, dado rail and central heating radiator. Kitchen Area 5.46m x 3.40m (17'11" x 11'2") Having a comprehensive range of wall and base units with larder cupboards and display units. There is concealed lighting, part tiled walls, breakfast bar, solid wood working surfaces, Belfast sink with mixer taps and pendant lighting over, under-floor heating, ceiling spotlights, integrated dishwasher, washing machine and fridge freezer, double gas cooker point set within a surround and extractor.

Living Kitchen 6.48m x 5.46m (21'3" x 17'11") This superb open plan living kitchen is ideal for those who like to entertain. Providing access to the garden through bi-folding doors, it also enjoys plenty of natural light. Living Dining Area Bedroom 3 5.46m x 3.23m (17'11" x 10'7") 3.53m x 3.33m (11'7" x 10'11") Being open plan from the kitchen area, having bi-folding At present this room is used as a play room but is a doors which lead out on to the rear patio seating area, 3 spacious double bedroom, having a sealed unit double Velux windows and ceiling spotlights. glazed window and central heating radiator.

FIRST FLOOR: Bathroom Furnished with a 4 piece white suite incorporating low Landing flush wc, pedestal wash basin and quadrant shower Having a sealed double glazed window, ceiling spotlights cubicle. There is a panelled bath, fully tiled walls and and access to the second floor. floor, ceiling spotlights, sealed unit double glazed window Master Bedroom and a chrome ladder style radiator. 3.33m x 3.76m exc robes (10'11" x 12'4" exc robes) Having a sealed unit double glazed window with far reaching views over parkland to the front of the property. There are 2 sets of fitted wardrobes, central heating radiator and access into a separate wc.

SECOND FLOOR: Bedroom 2 3.66m x 5.49m max. /3.94m min. (12'0" x 18'0" max. / 12'11" min.) Having 2 Velux windows, ceiling spotlights, useful alcove En-suite WC storage cupboards and a further space into the eaves. Furnished with a 2 piece suite incorporating concealed cistern wc, free standing sink with vanity units beneath, ceiling spotlights, sealed unit double glazed window, tiled floor and tiled splash back. En-suite Shower Room Furnished with a 3 piece white suite incorporating COUNCIL TAX BAND: concealed cistern wc, pedestal wash basin, shower D cubicle with Mira shower, ceiling spotlights, Velux window and fully tiled floor and walls. BOUNDARIES & OWNERSHIPS: OUTSIDE: The boundaries and ownerships have not been checked on the title deeds for any discrepancies or rights of way. To the front of the property there is a cobble set driveway All prospective purchasers should make their own with parking for a number of cars which leads to a enquiries before proceeding to exchange of contracts. detached single garage with a roller shutter door. There is a further lawned area with mature shrub borders and VIEWING: steps leading to the front door. To the rear of the Contact the agents. property there is a lawned garden and patio seating area accessed via the bi-fold kitchen doors and a further patio MORTGAGES: area to the side and access to the rear of the garage. 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. YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT. RELATED SALE DISCOUNT: Bramleys will offer a 10% discount off our commission fees to any client purchasing a property through Bramleys who then instructs Bramleys in the sale of their own property.

Garage ON-LINE CONVEYANCING SERVICES: A well proportioned single garage which has a ladder to Available through Bramleys in conjunction with leading a loft area which at present is used as an office. 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 Huddersfield via St Johns Road continuing straight ahead at the traffic lights onto Wheathouse Road. Continue along this road until its conclusion taking a right hand turning onto Halifax Old Road. Take a left hand turning onto Cowcliffe Hill Road and proceed up the Hill. The property can be found located on the left hand side and can be identified by the Bramleys for sale board.

Energy Performance Certificate

261, Cowcliffe Hill Road, HUDDERSFIELD, HD2 2NA Dwelling type: Detached house Reference number: 8863-7729-4260-2929-7972 Date of assessment: 31 January 2017 Type of assessment: RdSAP, existing dwelling Date of certificate: 31 January 2017 Total floor area: 116 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: £ 4,599 Over 3 years you could save £ 1,725

Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting £ 366 over 3 years £ 210 over 3 years Heating £ 3,900 over 3 years £ 2,433 over 3 years You could Hot Water £ 333 over 3 years £ 231 over 3 years save £ 1,725 Totals £ 4,599 £ 2,874 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water and is not based on energy used by individual households. This excludes energy use for running appliances like TVs, computers and cookers, and 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 3.

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

The EPC rating shown here is based on standard assumptions about occupancy and energy use and may not reflect how energy is consumed by individual occupants.

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 £ 657 2 Cavity wall insulation £500 - £1,500 £ 702 3 Floor insulation (suspended floor) £800 - £1,200 £ 129

See page 3 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.gov.uk/energy-grants-calculator or call 0300 123 1234 (standard national rate). The Green Deal may enable you to make your home warmer and cheaper to run. Page 1 of 4

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, 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]