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

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1 21 Exley Lane Elland HX5 0SW 235,000 Professionalism with Independence 12 Victoria Road, Elland, HX5 0PU t:

To the first floor is a larger than average four piece bathroom and a further separate WC.

2 NO CHAIN This spacious extended semi-detached property occupies a most pleasant setting with views across fields to the rear. Having been extended to both the side and the rear, the property offers generous 4 bedroomed accommodation with 4 reception rooms, upvc double glazing and a gas fired central heating system. To the first floor is a larger than average four piece bathroom and a further separate WC. Externally there is an integral garage with electric door, ample off-road parking and attractive gardens to the rear. The property is fitted with security alarm and CCTV system. Being located on the outskirts of Elland, the property is well placed for amenities within Elland, Brighouse and Halifax centres and for those looking to commute access to the M62 motorway network. The accommodation briefly comprises:- GROUND FLOOR: Entrance Porch Enter the property via upvc double glazed French doors into the entrance porch having a further upvc door with glazed side panel leads to: Entrance Hallway Having a central heating radiator, staircase rising to the first floor and a door leading to the integral garage. Garage 3.10m x 5.31m (10'2" x 17'5") Having an electric up and over door, power and light, the garage has a upvc double glazed window, a range of wall and base units with working surface and built-in stainless steel sink unit and a wall mounted central heating boiler. Lounge 3.78m max X 3.51m extending to 4.45m into bay (12'5" max X 11'6" extending to 14'7" into bay) Positioned to the front of the property and having a large bay window with upvc double glazing allowing for plentiful natural light. Also having ceiling coving, ceiling rose, coal effect electric fire set to a marble back cloth and hearth with decorative surround. Kitchen 2.74m max x 4.60m max (9'0" max x 15'1" max) The kitchen is fitted with a range of matching wall and base units including display cabinets and plate and wine rack with complimentary working surfaces and tiled splash backs. Having an inset 1 ½ bowl sink with side drainer and mixer tap, 4 ring gas hob with electric oven beneath and integrated extractor canopy, space and plumbing for an automatic washing machine. Having timber flooring, inset ceiling spotlights, central heating radiator and upvc double glazed window to rear elevation. Being open plan to the dining room. Sitting Room 3.71m max X 3.76m extending to 5.51m max into bay (12'2" max X 12'4" extending to 18'1" max into bay) Another spacious reception room positioned to the rear of the property and enjoying pleasant views over the rear garden and beyond. Having a contemporary pebble effect gas fire set to a granite backcloth and hearth with painted timber surround. 2 central heating radiators, ceiling coving, ceiling rose, wood effect laminate flooring, upvc double glazed bay with French doors accessing the rear garden. Dining Room 2.64m x 3.96m (8'8" x 13'0") This generous dining space has a central heating radiator, inset ceiling spotlights, a upvc double glaze window to side elevation and two sets of timber glazed French doors which open to the conservatory.

Conservatory 3.00m x 3.00m (9'10" x 9'10") This upvc conservatory has full height double glazed panels taking advantage of the splendid views over the garden and beyond.

13m (9'8" max x 12'4" extending to 16'10") A further double bedroom of generous proportions having upvc double glazed windows to the front and side elevations, fitted wardrobes and cupboards to the

58m max (12'2" x 11'9" max) This generous master bedroom is positioned to the front of the property and fitted with a range of wardrobes cupboards and drawers to one wall.

3 Conservatory 3.00m x 3.00m (9'10" x 9'10") This upvc conservatory has full height double glazed panels taking advantage of the splendid views over the garden and beyond. A door gives direct access to the rear garden. Bedroom m max x 3.76m extending to 5.13m (9'8" max x 12'4" extending to 16'10") A further double bedroom of generous proportions having upvc double glazed windows to the front and side elevations, fitted wardrobes and cupboards to the alcove and a central heating radiator. Having a loft access point with pull down ladder leading to a well proportioned loft with Velux window and light. FIRST FLOOR: Landing Master Bedroom 3.71m x 3.58m max (12'2" x 11'9" max) This generous master bedroom is positioned to the front of the property and fitted with a range of wardrobes cupboards and drawers to one wall. Having ceiling coving, central heating radiator and a upvc double glazed window. Bedroom m x 1.98m (5'9" x 6'6") This room is currently used as a study with built-in desk area and shelving and a upvc double glazed window to the front elevation. Bedroom m max x 3.07m plus recess (12'5" max x 10'1" plus recess) Another spacious double bedroom being positioned to the rear of the property and enjoying the far-reaching views. With upvc double glazed window, ceiling coving, a central heating radiator and a bank of fitted wardrobes with shelving. Separate WC Furnished with a two piece suite comprising low flush WC and wash hand basin with part tiling to the walls and wood effect laminate flooring.

Family Bathroom This larger than average family bathroom is furnished with a four piece suite comprising low flush WC, shower unit with thermostatic shower and wash hand basin set to vanity unit.

Having part tiling to the walls, built-in storage cupboard, 2 central heating radiators and 2 upvc double glazed windows.

To the rear is a well proportioned garden comprising lawn, hard standing and a raised decked seating area with shrub borders.

BOUNDARIES & OWNERSHIPS: The boundaries and ownerships have not been checked on the title deeds for any discrepancies or rights of way.

MORTGAGES: Bramleys offer a no obligation Mortgage Advisory Service for the benefit of both purchasers and vendors.

4 Family Bathroom This larger than average family bathroom is furnished with a four piece suite comprising low flush WC, shower unit with thermostatic shower and wash hand basin set to vanity unit. An archway leads to a further section of the bathroom with large circular bath. Having part tiling to the walls, built-in storage cupboard, 2 central heating radiators and 2 upvc double glazed windows. COUNCIL TAX BAND: D OUTSIDE: To the front of the property a tarmacadam driveway providing ample off road parking for several cars leads to an integral garage. To the rear is a well proportioned garden comprising lawn, hard standing and a raised decked seating area with shrub borders. The far reaching views can be enjoyed from the rear garden across adjacent open fields. 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. All loans subject to status. A life assurance policy may be required. 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 our Elland office travelling down Victoria Road onto Southgate. At the roundabout take the first exit onto the Elland Riorges link road and continue down to the next roundabout. Turn left onto the B6114 Huddersfield Road and continue over Elland bridge following the road as it bends to the right and becomes the A6025 Park Road. After passing under the first bridge immediately turn left onto Exley Lane, follow the road round where the property can be found on the left hand side and can be identified by the Bramleys for sale board.

Energy Performance Certificate 21, Exley Lane, ELLAND, HX5 0SW Dwelling type: Date of assessment: Date of certificate: Semi-detached house 07 September 2018 07 September 2018 Reference number: Type

6 Energy Performance Certificate 21, Exley Lane, ELLAND, HX5 0SW Dwelling type: Date of assessment: Date of certificate: Semi-detached house 07 September September 2018 Reference number: Type of assessment: Total floor area: RdSAP, existing dwelling 135 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: 3,576 Over 3 years you could save 591 Estimated energy costs of this home Current costs Potential costs Lighting 405 over 3 years 243 over 3 years Heating 2,811 over 3 years 2,478 over 3 years 360 over 3 years 264 over 3 years Hot Water Totals 3,576 Potential future savings 2,985 You could save 591 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water and is not based on energy used by individual households. This excludes energy use for running appliances like TVs, computers and cookers, and 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). The EPC rating shown here is based on standard assumptions about occupancy and energy use and may not reflect how energy is consumed by individual occupants. Top actions you can take to save money and make your home more efficient Recommended measures 1 Floor insulation (suspended floor) 2 Low energy lighting for all fixed outlets 3 Solar water heating Indicative cost Typical savings over 3 years 800-1, ,000-6, See page 3 for a full list of recommendations for this property. 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 enable you to make your home warmer and cheaper to run. 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

61 Gleneagles Way Fixby Huddersfield HD2 2NH. Offers Over 250,000. Professionalism with Independence

61 Gleneagles Way Fixby Huddersfield HD2 2NH Offers Over 250,000 Professionalism with Independence 14 St Georges Square, Huddersfield, HD1 1JF t: 01484 530361 Having undergone a programme of modernisation