The home is immaculately, well presented throughout and offers the family purchaser a most splendid home on a modern and highly regarded development. Accommodation briefly comprises; Ground floor - entrance hall, cloaks/w.c., study/playroom, lounge and living dining kitchen along with a utility room. First floor - Four good sized bedrooms, the master bedroom benefits from a en-suite shower room and there is a luxury four piece family bathroom. Off road parking and a detached garage with an EV charger point and a private enclosed garden to the rear.



Schools for children - There are various schools close by which cater for all ages of children, the closest is Appleton Academy which is a mixed although school for children aged 3 years to 16 years. Within easy reach there is Lightcliffe Academy High School, Hipperholme Grammar School, Brighouse High School and at primary level there is Bailiff Bridge Primary School, Lightcliffe Primary School and St Chads Primary Academy which has recently received the award of World Class Status and is one of few primary schools to have a purpose-built science lad. Excellent bus routes provide easy access to secondary education and surrounding colleges and universities.




For the commuter ? Both Low Moor and Brighouse train stations run direct lines to Leeds, Huddersfield, Manchester, and London King's Cross. Junctions 25 & 26 of the M62 along with access to the M606 motorway network is within five minutes’ drive, providing easy access to Bradford, Leeds, Manchester and beyond.











Property Reference BRI-1H2714HGBQ2






Accommodation Comprising

Ground Floor
Entrance Hall  (Dimensions : 5m 13cm (16' 10") x 1m 56cm (5' 1"))
A composite door opens into the hallway which has a cloaks/w.c. and stairs that lead up to the first-floor accommodation.

Cloaks/W.C.  (Dimensions : 1m 52cm (4' 12") x 1m 58cm (5' 2"))
Fitted with a two-piece white suite to include a close coupled toilet and pedestal wash basin. Xpelair fan. Door to the under stairs storage cupboard.

Study or Playroom  (Dimensions : 2m 89cm (9' 6") x 2m 35cm (7' 9"))
Situated off the left-hand side of the hallway. A good-sized room ideal if you work from home or for young children to have as a playroom.

Lounge  (Dimensions : 5m 40cm (17' 9") x 3m 71cm (12' 2"))
A stunning light and airy front living room of good proportion having a double-glazed bay window to the front aspect.

Living, Dining Kitchen  (Dimensions : 3m 44cm (11' 3") x 6m 11cm (20' 1"))
Light and bright living dining kitchen having a large square bay window with central French doors that provide direct access to the patio and garden. The kitchen incorporates a range of wall, base and highline units with a large pantry style cupboard and integral appliances which include a fridge freezer, wine fridge and dishwasher. Granite work tops provide a luxury finish. There is an induction hob with a stainless-steel extractor and built-in oven. Tiled floor which continues through into the utility room.

Utility Room  (Dimensions : 2m 54cm (8' 4") x 1m 60cm (5' 3"))
Fitted with base and wall units that correspond with the kitchen units. Integral washing machine/tumble dryer along with space for a free-standing tumble dryer if required. External side door.

First Floor
Landing  (Dimensions : 2m 11cm (6' 11") x 3m 99cm (13' 1"))
A spacious landing providing access to all first-floor rooms. There is a useful storage linen cupboard. Double glazed window.

Bedroom 1  (Dimensions : 3m 94cm (12' 11") x 3m 71cm (12' 2"))
A pleasant master bedroom with fitted wardrobes and a double-glazed window.

En-Suite Shower Room
Shower en-suite which includes a wash basin set into a modern vanity unit, close coupled toilet, and shower enclosure. Double glazed window.

Bedroom 2  (Dimensions : 4m 38cm (14' 4") x 3m 14cm (10' 4"))
Double bedroom again benefiting from fitted wardrobes and two double glazed windows providing ample natural light.

Bedroom 3  (Dimensions : 2m 91cm (9' 7") x 4m 09cm (13' 5"))
Double bedroom with two double glazed windows.

Bedroom 4  (Dimensions : 3m 10cm (10' 2") x 2m 28cm (7' 6"))
A good-sized bedroom, currently used as a home office.

House Bathroom  (Dimensions : 2m 66cm (8' 9") x 2m 26cm (7' 5"))
A luxurious house bathroom having a fitted double ended bath, shower enclosure, pedestal wash basin and low flush toilet. Double glazed window.

Exterior
The property benefits from a separate driveway which provides parking adjacent to the garage. The rear garden is West facing and benefits from the sun much of the day. Fenced boundaries create a child and pet safe garden.

Garage  (Dimensions : 6m 09cm (19' 12") x 3m 19cm (10' 6"))
Accessed via an up and over door. The garage is larger than average, and it is possible to exit a vehicle once parked inside. Potential to create storage in the rafters. Light and power points along with an EV charger point.

Agents Notes
Tenure
Information obtained from the land registry, the property is: FREEHOLDThere is a management fee for the up keep of the development communal areas. ?25.00 per month or ?300.00 per annum

Council Tax
According to the local government website the current council tax band is: E

Viewings
By prior appointment with McField Residential

Property Information Questionnaire
The vendor has completed a property information questionnaire which is available upon request or it can be provided on request.

Buyer Identity Checks
As with all Estate Agents, McField Residential is subject to the Anti Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017. This means we are required by law to know our customer and obtain and hold identification and proof of address documents for all customers. Additionally, we are also required to establish whether there are any beneficial owners on whose behalf the transaction or activity is taking place, hence, we would request you to identify anyone who you would consider to be a beneficial owner. Where appropriate, the source or destination of funds may also be requested.Without this information we will be unable to proceed with any work on your behalf.To comply, we charge a one off ?15 inclusive of VAT fee for checking all buyers, sellers and beneficiaries, we appreciate your full cooperation.

Agent Disclaimer
IMPORTANT NOTICE McField Residential try to provide accurate sales particulars, however, they should not be relied upon as statements of fact nor should it be assumed that the property has all necessary planning, building regulation or other consents. We recommend that all the information is verified by yourselves or your advisers. These particulars do not constitute any part of an offer or contract. McField Residential staff have no authority to make or give any representation or warranty whatsoever in respect of the property. The services, fittings and appliances have not been tested and no warranty can be given as to their condition. Photographs may have been taken with a wide angle lens, therefore do not represent true size. Plans are for identification purposes only, are not to scale and do not constitute any part of the contract.




Council Tax Band: E
Shared Ownership: No