A substantial four-bedroom split level detached property offering accommodation arranged over three floors. Conveniently located within walking distance of Birstall town centre and local amenities and a short drive from Junction 27 of the motorway network giving a convenient commute to nearby towns and cities. The property benefits from Upvc double glazing, gas central heating system, burglar alarm system and integral garage. Well maintained throughout and available for occupation with minimum expense. The property briefly comprises; 22' dining kitchen, utility room, guest cloaks / wc, snug/study, lounge, four bedrooms, dressing room and en-suite to master, family bathroom, block paved off street parking for two to three vehicles to front, enclosed garden to rear.

ENTRANCE HALL
With useful cloaks cupboard, door provides access to the integral garage.

DINING KITCHEN 22'7' X 11'6'
With a range of base and wall units incorporating single drainer stainless steel sink unit, integrated gas hob and electric oven, plumbing for dishwasher, breakfast bar, oak veneered flooring, coving to ceiling, two Upvc double glazed windows to rear.

SNUG / STUDY 10'2' X 9'5'
Coving to ceiling, laminate flooring. Could also be used as a fifth bedroom.

Stairs to Lower Ground Floor

LOUNGE 22'10' X 11'7'
Coving to ceiling, laminate flooring, Upvc double glazed patio doors leading to rear garden, wood fire surround, electric fire.

UTILITY ROOM 9' X 7'11'
Single drainer stainless steel sink unit, plumbing for automatic washing machine. Door to side.

GUEST CLOAKS / WC 5'6' X 2'9'
Low flush wc.

BEDROOM FOUR 17'10' X 14'6' maximum

Stairs to First Floor

BEDROOM ONE 11'10' X 11'4' plus Dressing Area and En-Suite
Built-in wardrobes to two walls, coving to ceiling.

DRESSING AREA 6'7' X 6'3'
Fitted wardrobes.

EN-SUITE 6'6' X 5'3'
Three-piece suite comprising shower cubicle, low flush wc, vanity wash hand basin, wall mounted heated towel rail. Fully tiled walls and floor.

BEDROOM TWO 10'4' X 9'6'
With built-in wardrobes to one wall, coving to ceiling.

BEDROOM THREE 10'2' X 9'6'
Fitted wardrobes.

FAMILY BATHROOM 8'9' X 5'8'
Modern tiled walls and floor. Three pieces suite comprising; bath with mixer tap, vanity wash hand basin, low flush wc.

OUTSIDE
To the front of the property is block paved parking area for two to three cars which leads to the integral garage. The garage measures 19'8' x 8'5' has remote controlled up and over door power and light. To the rear of the property is a private enclosed garden with paved patio / seating area, separate
decked seating area, garden shed.

DIRECTIONS
From the Birstall office proceed to the Smithies traffic lights, turn left in to Huddersfield Road and first right into Church Lane, continue along Church Lane until you reach Brookroyd Lane, turn left along Brookroyd Lane and the property will be found on your left identified by the Watsons for sale board.

VIEWING
By appointment with the Birstall office.

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.