* SUBSTANTIAL & CHARACTERFUL * "MOVE IN READY" BUT WITH LOTS OF FURTHER POTENTIAL * MOST CONVENIENTLY SITUATED * DECEPTIVELY SPACIOUS * SUPERB REAR GARDEN * SET OUT OVER THREE FLOORS * GATED OFF ROAD PARKING WITH HIGH CLEARANCE "CAR/VAN PORT" *

Offered with no onward chain is this substantial, double fronted, 3 bedroom semi-detached property with an attractive rear garden. Providing spacious and flexible living arrangements which extends over three floors. Most conveniently situated for both road and rail links, regarded local schooling and an abundance of shops, services and facilities. Having been recently improved and an ideal opportunity for a family to grow alongside their home. There is sealed unit double glazing, a gas fired central heating system to be found at the property and the accommodation comprises: Lounge, dining room, breakfast kitchen, 3 bedrooms and a house bathroom. At lower ground floor level is a useful cellar/basement with patio doors leading out to the garden and subject to works and consents would make a wonderful addition area of living accommodation.

Entrance Lobby - 2.11m x 1.51m (6'11" x 4'11") - A traditionally styled but modern composite door leads into this generous entrance lobby, newly decorated, with a staircase rising to the first floor, tiled flooring and an internal door leading to the living room.

Dining Room - 4.69m x 4.83m maximum into the alcove (15'4" x 15' - Enjoying an abundance of natural light via the uPVC double glazed picture window is positioned to the front elevation. The focal point for the room is an attractive rustic brick fireplace with a coal effect gas stove inset. There are feature beams on display, a central heating radiator and two pairs of glazed internal double doors lead through to the lounge and dining kitchen.

Lounge - 4.64m x 4.13m to the chimney breast or 4.23 maximu - A through room with two uPVC double glazed windows to the front elevation allowing ample natural light to flood into this generous sitting room. To the rear elevation is another uPVC double glazed window. Central heating radiator, alcove display niche and an attractive, decorative and traditional stone feature fireplace with stone hearth and oak effect mantlepiece, which has provision for an open fire having previously had a stove installed. There are feature beams on display.

Kitchen - 6.14m x 2.32m (20'1" x 7'7") - Fitted with a range of wall and base unit with oak door fronts and tiled worktops. The kitchen is further equipped with a one and half bowl inset sink unit with mixer tap and provision for a gas range style cooker. There are two uPVC double glazed windows to the rear elevation which take in the attractive outlook over the rear garden. There are part tiled splashbacks and provision for a tallboy fridge freezer, spotlight in the ceiling, a central heating radiator by the dining area and two internal doors, one of which leads down to the lower ground floor accommodation and the other is to a useful pantry cupboard storage space.

Lower Ground Floor Keeping Cellar - 2.75m x 4.18m average (9'0" x 13'8" average) - With a stone flagged floor, a reasonable head height of 1.94m, a tap and water stop tap at the bottom of the stairs. There are power points, lighting and a door leading through to the rear section. This is a practical and versatile space suitable for a variety of future uses, subject to works and any appropriate consents..

Gym/Utility Room - 2.27m x 6.08m (7'5" x 19'11") - With plumbing for a washing machine, an array of power points, sliding uPVC double glazed patio door and picture window overlooking the rear garden and an excellent head height of 2.20m to the bottom of the beams. Exposed stone and brick detail and an internal door leading to a wc and boiler room. Also with superb potential subject to works and regulations.

Wc - 0.9m x 1.75m (2'11" x 5'8") - Fitted with a white two piece suite comprising pedestal hand wash basin and low flush wc with a Saniflow style arrangement. There is a wall mounted, Baxi combination boiler.

First Floor Landing - 8.51m including the staircase x 2.54m maximum narr - Providing access to all the principle first floor rooms, with two uPVC double glazed windows to the rear elevation overlooking the immediate curtilage and beyond towards the new development in the distance. There is a central heating radiator, loft hatch allowing access to the roof void and a useful double linen cupboard storage space.

Bedroom 1 - 3.59m maximum x 2.86m to the wardrobe doors (11'9" - A generous double room, also newly decorated with a uPVC double glazed window to the front elevation and a central heating radiator. The wardrobes are floor to ceiling, full width, mirror door front sliding robes which provide a range of hanging and shelving.

Bedroom 2 - 4.64m x 1.75m average extending to 2.27m maximum ( - A through room with a uPVC double glazed window to the front elevation, central heating radiator.

Bedroom 3 - 2.50m x 3.64m (8'2" x 11'11") - With a uPVC double glazed window to the front elevation, central heating radiator.

House Bathroom - 1.94m x 1.75m (6'4" x 5'8") - With a white three piece suite comprising pedestal hand wash basin, low flush wc, panel bath with mixer shower over, complementary tiled walls and aqua-board style splashback in the shower, central heating radiator and a uPVC double glazed window with privacy glass inset.

Outside - To the rear is an extensive, cottage style garden, established and well stocked, stone flagged patio seating area, planted pockets and beds with an array of evergreen and deciduous trees and a gradually sloping lawn. There is a securely gated off road parking area with high level car port, ideal for storing camper vans or other high top vehicles. To the front of the property is a walled cottage garden along the width of the front of the property which is low maintenance in nature.

Tenure - We understand the property is a freehold arrangement.

Council Tax - Band B. Calderdale.

Agents Notes - Please be aware that adjacent to the property an area of land has become unsightly and as we understand the individual responsible for this has been served with an ASBI (anti-social behaviour injunction).

In order to comply with the Estate Agents (Undesirable Practises) Order 1991, Boultons E.A are required to qualify the status of any prospective purchaser, including the financial position of that purchaser and their ability to exchange contracts. For us to comply with this order and before recommending acceptance of any offers, and subsequently making the property 'SOLD SUBJECT TO CONTRACT' each prospective purchaser will be required to demonstrate that they are financially capable to proceed with the purchase of the property.