Bramleys welcome to the market this well presented, 3 bedroom semi detached property. Situated in a popular area of Mirfield which is handily located for local schooling and Mirfield town centre is only a short distance away. Features include gas fired central heating and uPVC double glazing throughout and the property has a layout comprising: Entrance hall, lounge/diner, kitchen, 3 first floor bedrooms and bathroom. There is an integral garage, gardens to front and rear and driveway with additional parking. An internal viewing is highly recommended.

Ground Floor - Enter the property via a uPVC double glazed exterior door into the entrance hall.

Entrance Hall - Having a staircase rising to the first floor, a central heating radiator and a door accessing the lounge/diner.

Lounge Diner - 5.51m x 3.81m (18'1 x 12'6) - The is well proportioned and welcoming reception room has natural light from both the front and rear aspects by way of a uPVC double glazed window to the front and sliding double glazed patio doors to the rear. The focal point of the room is an electric fire with a timber mantle over and there are wall lights, ceiling coving and a central heating radiator. A door access's the kitchen.

Kitchen - 3.48m x 2.57m (11'5 x 8'5) - Having a range of matching base and wall units with laminated working surfaces and tiled splash backs inset into which is a double bowl, stainless steel sink unit with side drainer and mixer tap. Appliances include an electric hob with an integrated electric oven and glass extractor fan over, fridge, freezer, dishwasher and washing machine. There is a uPVC double glazed window overlooking the rear garden, a uPVC double glazed exterior door to the side, a central heating radiator and a door gives access to a useful under stairs storage cupboard.

First Floor -

Landing - This spacious landing has a loft access point and a useful storage cupboard. All of the first floor accommodation is accessed from here.

Bedroom 1 - 4.70m x 3.10m (15'5 x 10'2) - This good sized master bedroom has a uPVC double glazed window to the front elevation and a central heating radiator.

Bedroom 2 - 4.70m x 3.10m (15'5 x 10'2) - A second bedroom of good proportions, situated to the front of the property having a uPVC double glazed window, a central heating radiator and having a useful storage cupboard over the stairs.

Bedroom 3 - 2.92m x 2.24m (9'7 x 7'4) - This single bedroom has a uPVC double glazed window to the rear elevation and a central heating radiator.

Bathroom - Furnished with a 3 piece suite comprising a panelled bath with shower over and glass shower screen, pedestal wash hand basin and low flush W.C. Being fully tiled to the walls and having a uPVC double glazed window and central heating radiator.

Outside - To the front of the property a tarmacadam drive way with additional parking leads to the single integral garage which has and up and over door, power and light. The front garden in laid to lawn with mature planted borders. To the rear the garden is also lawned with mature plants and has a decked area where the lounge can be accessed. The garden is a safe and secure place for children to play and is ideal for relaxation or entertaining in the summer months.

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.

Directions: - Leave the Mirfield office via Huddersfield Road in the direction of Dewsbury, and take the first turning on the left onto Knowl Road. Continue along this road which in turn becomes Water Royd Lane, take a right hand turn on the bend of Water Royd Lane onto Water Royd Avenue where the property can be found after a short distance on the right.

Tenure: - Freehold

Council Tax Band: - Band C

Online 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.