4 Butts Way Farnley Tyas Huddersfield HD4 6UA 240,000. Professionalism with Independence. 14 St Georges Square, Huddersfield, HD1 1JF t:

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1 4 Butts Way Farnley Tyas Huddersfield HD4 6UA 240,000 Professionalism with Independence 14 St Georges Square, Huddersfield, HD1 1JF t:

Attracting superb views and adjoining greenbelt countryside to the rear is this 4 bedroomed semi-detached family home.

Being located in the highly sought after village of Farnley Tyas and handily positioned for local schools, Huddersfield town centre and countryside walks.

The property also has a detached double garage which has potential for conversion to a granny annexe/office subject to Local Planning Consents.

2 Attracting superb views and adjoining greenbelt countryside to the rear is this 4 bedroomed semi-detached family home. Having being extended from its original form and now providing most spacious accommodation. Being located in the highly sought after village of Farnley Tyas and handily positioned for local schools, Huddersfield town centre and countryside walks. The property benefits from a useful attic space accessed via a pull down ladder which is fully boarded and has under-eaves storage and Velux skylight windows. The property also has a detached double garage which has potential for conversion to a granny annexe/office subject to Local Planning Consents. There is also off road parking and a single detached garage on land rented from Kirklees. This well presented accommodation comprises in brief:- entrance hall, lounge, conservatory, spacious dining kitchen, first floor landing, 4 bedrooms, en-suite to master and family bathroom. The accommodation briefly comprises:ground FLOOR: A timber and glazed external door gives access into the:- Entrance Hall Having an under-stairs storage cupboard, staircase ascending to the first floor landing, central heating radiator and upvc double glazed window. Dining Kitchen 6.83m x 3.15m (22'5'' x 10'4'') Having a range of matching wall and base units with laminated working surfaces over, there is a one and a half bowl stainless steel sink unit with side drainer and mixer tap, integrated dishwasher, four ring gas hob with overhead extractor and electric oven beneath, breakfast bar, part tiling to the walls, tiling to the floor, two central heating radiators, three upvc double glazed windows and a upvc external door giving access to the side of the property. Lounge 5.26m x 3.10m (17'3'' x 10'2'') The focal point of the room being the solid fuel stove, this good sized reception room also has a dado rail, ceiling coving, central heating radiator and a upvc double glazed window to the front elevation. Conservatory 5.74m X 2.21m (18'10'' X 7'3'') Accessed via double doors from the lounge, this good sized second reception room is a useful addition to the property being of dwarf wall and upvc construction. There is a central heating radiator and double doors giving access to the rear garden area. Ground Floor WC Being tiled to the floor and having a high flush WC. Utility Area 2.64m x 2.01m (8'8'' x 6'7'') Being positioned to the front of the property and having a stainless steel sink with mixer tap, tiling to the floor, laminated working surface, space for a tumble dryer, plumbing for an automatic washing machine, wall mounted boiler, extractor fan, central heating radiator and a upvc double glazed window.

FIRST FLOOR: Landing Having a upvc double glazed window and a central heating radiator. Bedroom 4 3.15m x 2.

64m (12'0'' x 8'8'') Being positioned to the rear of the property and having a Juliet balcony of which to enjoy the far reaching views.

attachment over. The walls are partially tiled and the floor is tiled.

The walls and floor are fully tiled, there is a upvc double glazed window, central heating radiator and extractor fan. Bedroom 2 4.32m x 3.

reaching views towards Thurstonland and Farnley Moor and there is a loft access point. Bedroom 3 3.38m x 2.

3 FIRST FLOOR: Landing Having a upvc double glazed window and a central heating radiator. Bedroom m x 2.03m (10'4'' x 6'8'') Being positioned to the front of the property and having a upvc double glazed window and a central heating radiator. Bedroom m x 2.64m (12'0'' x 8'8'') Being positioned to the rear of the property and having a Juliet balcony of which to enjoy the far reaching views. Bathroom En-Suite Shower Room Being furnished with a three piece white suite incorporating low flush WC, pedestal wash hand basin and panelled bath with shower attachment over. The walls are partially tiled and the floor is tiled. Being furnished with a three piece white suite incorporating a low flush WC, hand wash basin and a separate shower cubicle. The walls and floor are fully tiled, there is a upvc double glazed window, central heating radiator and extractor fan. Bedroom m x 3.20m (14'2'' x 10'6'') Being positioned to the rear of the property and having a fitted wardrobe, central heating radiator, upvc double glazed windows with far reaching views towards Thurstonland and Farnley Moor and there is a loft access point. Bedroom m x 2.18m (11'1'' x 7'2'') Being positioned to the rear and having a fitted wardrobe, central heating radiator and a upvc double glazed window allowing far reaching views. Attic Room 10.74m x 2.49m (35'3'' x 8'2'') Being accessed via a ladder from bedroom 2 and has been sectioned off into three sections where there are a Velux window in each allowing far reaching views, there is under-eaves storage, two central heating radiators and wood laminate flooring.

To the rear there is a patio seating area with a section of lawned garden beyond which adjoins open fields and attracts far reaching views.

4 Garage 6.05m x 5.79m (19'10'' x 19'0'') Having a upvc external door and four upvc double glazed windows. OUTSIDE: To the front of the property there is a section of lawned garden with a pathway leading to the side where there is a low maintenance garden area and leads to the rear. To the rear there is a patio seating area with a section of lawned garden beyond which adjoins open fields and attracts far reaching views. There is also off road parking along with a single detached garage adjacent to the property on rented land from Kirklees. COUNCIL TAX BAND: B 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. VIEWING: Contact the agents. MORTGAGES: Bramleys offer a no obligation Mortgage Advisory Service for the benefit of both purchasers and vendors. In association with Bramleys Financial Consultants Ltd, Bill Keighley is able to search the mortgage market to identify a suitable tailor-made mortgage, best suited to your needs. For further details contact Bill Keighley on Written quotations available on request. YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT. RELATED SALE DISCOUNT: Bramleys will offer a 10% discount off our commission fees to any client purchasing a property through Bramleys who then instructs Bramleys in the sale of their own property. ON-LINE 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. DIRECTIONS: Leave Huddersfield via Wakefield Road (A629). Continue through the traffic lights at Aspley and Moldgreen. At the traffic lights in Waterloo turn right into Penistone Road following this road to its conclusion. Here turn right passing the Golden Cook on the right hand side bearing left onto Butts Road. After a short distance Butts Way can be found on the left hand side and following the road round the property can be found directly in front identified by a Bramleys for sale board.

Energy Performance Certificate 4, Butts Way, Farnley Tyas, HUDDERSFIELD, HD4 6UA Dwelling type: Date of assessment: Date of certificate: Semi-detached house 28 November 2014 28 November 2014

are more energy efficient Find out how you can save energy and money by installing improvement measures Estimated energy costs of dwelling for 3 years: 3,216 Over 3 years you could save 228 Estimated

6 Energy Performance Certificate 4, Butts Way, Farnley Tyas, HUDDERSFIELD, HD4 6UA Dwelling type: Date of assessment: Date of certificate: Semi-detached house 28 November November 2014 Reference number: Type of assessment: Total floor area: RdSAP, existing dwelling 120 m² Use this document to: Compare current ratings of properties to see which properties are more energy efficient Find out how you can save energy and money by installing improvement measures Estimated energy costs of dwelling for 3 years: 3,216 Over 3 years you could save 228 Estimated energy costs of this home Current costs Potential costs Lighting 315 over 3 years 201 over 3 years Heating 2,577 over 3 years 2,463 over 3 years 324 over 3 years 324 over 3 years Hot Water Totals 3,216 Potential future savings You could save 228 over 3 years 2,988 These figures show how much the average household would spend in this property for heating, lighting and hot water. This excludes energy use for running appliances like TVs, computers and cookers, and any electricity generated by microgeneration. Energy Efficiency Rating The graph shows the current energy efficiency of your home. The higher the rating the lower your fuel bills are likely to be. The potential rating shows the effect of undertaking the recommendations on page 3. The average energy efficiency rating for a dwelling in England and Wales is band D (rating 60). Top actions you can take to save money and make your home more efficient Recommended measures 1 Floor insulation 2 Low energy lighting for all fixed outlets 3 Solar photovoltaic panels, 2.5 kwp Indicative cost Typical savings over 3 years 800-1, ,000-14, Available with Green Deal To find out more about the recommended measures and other actions you could take today to save money, visit or call (standard national rate). The Green Deal may allow you to make your home warmer and cheaper to run at no up-front cost. Page 1 of 4 CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008 Bramleys, for themselves and for the Vendors or Lessors of this property, whose Agent they are, have made every effort to ensure the details given have been prepared in accordance with the above Act and to the best of our knowledge give a fair and reasonable representation of the property. Please note: 1. There is a six inch measurement tolerance, or metric equivalent, and the measurements given should not be entirely relied upon and purchasers must take their own measurements if ordering carpets, curtains or other equipment. 2. None of the mains services, i.e. gas, water, electricity, drainage or central heating system (if any) have been tested in any way whatsoever. This also includes appliances which are to be left insitu by the vendors. PURCHASERS MUST SATISFY THEMSELVES AS TO THE CONDITION AND EFFECTIVENESS OF ANY SUCH APPLIANCES OR SERVICES FLOOR PLANS NOT TO SCALE - FOR IDENTIFICATION PURPOSES ONLY 14 St Georges Square, Huddersfield HD1 1JF t: f: e: info@bramleys1.co.uk 1 & 3 George Square, Halifax HX1 1HF t: f: e: halifax@bramleys1.co.uk 27 Westgate, Heckmondwike WF16 0HE t: f: e: heckmondwike@bramleys1.co.uk 12 Victoria Road, Elland, Halifax HX5 0PU 110 Huddersfield Road, Mirfield WF14 9AF t: f: t: f: e: elland@bramleys1.co.uk e: mirfield@bramleys1.co.uk

21 Exley Lane Elland HX5 0SW 235,000. Professionalism with Independence. 12 Victoria Road, Elland, HX5 0PU t:

21 Exley Lane Elland HX5 0SW 235,000 Professionalism with Independence 12 Victoria Road, Elland, HX5 0PU t: 01422 374811 NO CHAIN This spacious extended semi-detached property occupies a most pleasant