ENTRANCE

Dimensions: 2.44m x 0.91m (8'0" x 3'0"). Enter into the property through a double-glazed composite front door with obscure glass and detailed inserts into the entrance. There is a cottage-style timber door with Suffolk thumb-latch which proceeds into the open-plan living/dining room, a ceiling light point, radiator, and a carpeted stone staircase rises to the first floor. There is also a telephone point.

OPEN-PLAN LIVING/DINING ROOM

Dimensions: 5.54m x 3.00m (18'2" x 9'10"). This generously proportioned reception room benefits from a wealth of natural light which cascades through the double-glazed window to the front elevation offering a pleasant view across the front patio and lawned garden. The room is of a generous proportion and is open plan with an arched doorway which proceeds into the kitchen. There is a decorative plate rail, two ceiling light points, two radiators, and the focal point of the room is the gas fireplace with stone decorative surround. A cottage-style door with Suffolk thumb latch proceeds to a vestibule which then has doors leading to the shower room and enclosing the staircase which descends to the lower ground floor.

KITCHEN

Dimensions: 2.59m x 2.67m (8'6" x 8'9"). The kitchen features a range of fitted wall and base units with shaker-style cupboard fronts and with complementary part laminate and part oak work surfaces over which incorporate a ceramic Belfast sink unit with brushed steel mixer tap over. The kitchen is equipped with space for a gas cooker and space for an under-counter fridge and freezer. There is plumbing for a washing machine and useful floor-to-ceiling pantry cupboards. The kitchen has dual-aspect windows to the rear and side elevations. There is a wood-panelled ceiling with fluorescent tube ceiling light point, and a cupboard houses the property’s combination boiler.

SHOWER ROOM

Dimensions: 2.57m maximum x 1.57m maximum (8'5" maximum x 5'2". The shower room features a modern contemporary three-piece suite which comprises a broad wash hand basin with cascading waterfall mixer tap over, vanity unit under, tiled splashback, a low-level w.c. with push-button flush, and a walk-in thermostatic shower with fixed glazed shower guard and tiled surround. There is inset spotlighting to the ceiling, an extractor fan, a chrome ladder-style radiator, and a double-glazed window with obscure glass and tiled sill to the rear elevation.

LOWER GROUND FLOOR

Dimensions: 2.87m x 1.83m (9'5" x 6'0"). Taking the stone stairwell to the lower ground floor, you reach a useful vaulted cellar which has stone shelving, Yorkshire stone flagged flooring, a ceiling light point, and the original stone slab table.

LANDING

Taking the staircase to the first floor, you have reached the landing which has doors providing access to two bedrooms. There is a double-glazed window to the rear elevation and a loft-hatch with pull-down ladder which leads to a useful attic space.

BEDROOM ONE

Dimensions: 4.06m x 3.40m (13'4" x 11'2"). Bedroom one is a generously proportioned, light and airy, double bedroom which has ample space for freestanding furniture. There is a double-glazed window to the front elevation which has a pleasant view of neighbouring cottages and where the local village church can be seen over rooftops. There is a ceiling light point, and a radiator.

BEDROOM TWO

Dimensions: 2.39m x 2.06m (7'10" x 6'9"). Bedroom two could be utilised as a single bedroom, office, or nursery. There is a double-glazed window to the rear elevation, a ceiling light point and radiator.

ATTIC ROOM

Dimensions: 5.56m x 4.17m (18'3" x 13'8"). The attic room is accessed via a drop-down ladder from the landing and is a useful addition to the home. It is boarded and carpeted and has a double-glazed window to the side elevation, a radiator, and two fluorescent tube ceiling light points. (Although a bed has been stored in this room, it is not a third bedroom).

EXTERNAL

To the front, the property features a beautiful, enclosed, cottage garden with a flagged patio area immediately to the front of the property which is an ideal space for alfresco dining and barbecuing. From the patio, the garden proceeds to a predominantly lawned area with well-stocked flower and shrub beds and with part fenced and part stone wall boundaries. There is an external security light, an additional, separate, garden shed, and a standing area for the refuse bins.

PLEASE NOTE

The front garden has a “pedestrian right of access” for the neighbouring property.

ADDITIONAL GARDEN SPACE

The property also benefits from an additional garden space which is accessed over the pathway and is depicted in the photograph to the right. This area is currently gravelled and used as a hard standing which could be home to a garden shed.

TENURE

Freehold

EPC

The EPC is E

COUNCIL TAX

Band B, Kirklees MC