High Street Clayton West Huddersfield HD8 9PD A DECEPTIVELY SPACIOUS, FOUR BEDROOMED, DETACHED FAMILY HOME, FORMERLY TWO COTTAGES WHICH DATE BACK TO THE LATE 1700's BRIMMING WITH CHARACTER COMPLETE WITH FEATURES SUCH AS TIMBER CEILINGS AND EXPOSED STONE WALLS THE PROPERTY IS LOCATED IN THE HIGHLY DESIRABLE AREA OF CLAYTON WEST, CLOSE TO LOCAL AMENITIES, WELL REGARDED SCHOOLS AND NEAR MAJOR COMMUTER LINKS The property briefly comprises of generously sized dining room (14'7'' x 13'6'' approx), kitchen, spacious living room (15'8'' x 15'2'' approx), study/ second reception room to the ground floor To the first floor the property has three bedrooms and a four piece house bathroom, to the second floor the property has bedroom four which is currently used as a home office The property further benefits from additional storage under eaves Externally the property has a driveway to the front and raised flower beds, with a well stocked rear garden with flowers, plants and shrubbery EPC rating D Offers around 399,950 Barnsley Tel: 01226 731730 Halifax Tel: 01422 417000 81e North Road, Kirkburton, Huddersfield, HD8 0RL Tel: 01484 603399 Holmfirth Tel: 01484 689689 Huddersfield Tel: 01484 651878 Kirkburton Tel: 01484 603399 wwwsimonblythcouk Penistone Tel: 01226 762400 Sheffield Tel: 0114 3216590 Wakefield Tel: 01924 361631

Entrance to the property through a solid oak door into the dining room DINING ROOM 14'7" x 13'6" (445m x 411m) This room features Sumei slate flooring, windows to the front and side elevations, exposed timber and beams to the ceilings A doorway leads to the breakfast kitchen having wall light points, central heating radiator and the focal point of the room is the decorative exposed brick fireplace with tiled hearth and cherry wood mantle BREAKFAST KITCHEN 10'7" x 13'0" (323m x 396m) Featuring a range of fitted wall and base units with complementary Corian work surfaces over with matching upstand The kitchen benefits from a built in four ring induction hob and space for a double oven The work surfaces incorporate a double bowl sink unit with chrome mixer tap There is tiling to the splash areas, built-in fridge unit, corner larder unit, pan cupboard and plumbing for a washing machine, having windows to the rear elevation with tiled sills, exposed timbers to the ceiling and spotlighting

LIVING ROOM 15'2" x 15'8" (462m x 478m) Benefitting from a wealth of natural light to the front elevation There is a central heating radiator, exposed timbers to the ceilings, a decorative fireplace with tiled hearth and locally sourced sandstone lintel There are wall light points, a television point and a double archway leading to a second reception room SECOND RECEPTION ROOM 12'10" x 9'8" (391m x 295m) This versatile room can be used for a variety of uses and is currently dressed as a quiet reading area but could also be utilised as a family room It features a single glazed window to the rear elevation with tiled sill, a double glazed solid oak door which leads to the rear garden There is a radiator, exposed stone wall, under stairs storage and exposed timber to the ceilings There is a staircase which leads to the first floor and slate flooring around the rear door FIRST FLOOR LANDING Taking the staircase to the first floor landing This provides access to bedrooms one through to three and the house bathroom Having a staircase leading to bedroom four There is also under stairs storage from the corridor leading to bedroom two

HOUSE BATHROOM 10'6" x 11'"0 (320m x 335m) A generous sized room featuring a four piece suite comprising of a step-in power shower with tiled surround, a low level WC, an inset bath with tiled surround and shower head mixer tap, and a pedestal wash hand basin There are part tiled walls, window with obscure glass to the rear elevation, a radiator, airing cupboards and a heated towel rail with adjoining radiator, spotlighting to the ceiling and extractor fan BEDROOM ONE 15'2" x 16'2" (462m x 493m) A generous sized double bedroom with ample space for freestanding furniture Features a single glazed window to the front elevation, central heating radiator, fitted Italian solid oak wardrobes with detailing and adjoining bedside cupboards, and exposed beams to the wooden ceilings

BEDROOM TWO 15'0" x 14'0" (457m x 427m) An 'L' shaped double bedroom with ample space for free standing furniture Benefitting from a wealth of natural light from the windows to the side and front elevation, both of which are deep windows with tiled sills There is a radiator, exposed timber beams to the ceiling, telephone and internet point BEDROOM THREE 10'7" x 13'0" (323m x 396m) A double bedroom featuring a single glazed deep set window to the rear elevation which over looks the rear garden There is a telephone socket, tiled sill, radiator and exposed timber beam to the ceiling SECOND FLOOR LANDING Taking the staircase to the second floor landing there is a wooden banister and spindles, exposed timber beams, a Velux skylight to the rear elevation and generous storage available in a separate room at the top of the stairs with a single glazed window to the side With power points, additional storage under the eaves and inset spotlighting to the ceiling

BEDROOM FOUR 14'8" x 11'2" (447m x 340m) Currently dressed as a home office, featuring a wealth of storage under the eaves There are three Velux skylights with inbuilt blinds, inset spotlighting to the ceiling, a radiator and space for a double bed and free standing furniture It also provides access to additional storage which houses the gas boiler and further boarded storage EXTERNAL To the front of the property there is a hard standing for off street parking The focal point is the wisteria and climbing rose which provides an array of colours in the spring and early summer There are flower beds to the front which are well stocked with plants and flowers There is a bin store to the side of the property which could be utilised as additional parking for a small vehicle To the rear the property benefits from a well stocked garden with flower beds, small trees and shrubs There is a secluded area ideal for al fresco dining and barbequing and an external tap VIEWING: For an appointment to view, please contact the Kirkburton Office on 01484 603399 BOUNDARY OWNERSHIP The boundary ownerships and tenure of the property have not been checked on the title deeds for any discrepancies or rights of way if any (This is a standard statement on all our brochures due to the Property Misdescriptions Act) COPYRIGHT Unauthorised reproduction prohibited FLOOR PLANS Sketch Plan for illustrative purposes only All measurements, walls, doors, windows, fittings and appliances, their sizes and locations are shown conventionally and are approximate only, and cannot be regarded as being a representation either by the Seller nor his agent Copyright: Drawing by Simon Blyth Estate Agents Unauthorised reproduction prohibited

FREE VALUATIONS If you are thinking of a move then take advantage of our FREE valuation service, telephone our nearest office for a prompt and efficient service IMPORTANT NOTES When we were asked to place the property on the market, certain information was not verified In particular none of the services or fittings and equipment have been tested and we are therefore unable to give warranties of any kind (This is a standard statement on all our brochures due to the Property Misdescription's Act) MAILING LIST Keep up to date with all our new properties Let us know your price range, the area and type of home you require by registering on our mailing list MEASUREMENTS Please note that all measurements are for general guidance purposes only Due to variations and tolerances in metric and imperial measurements, measurements contained in these particulars must not be relied upon Purchasers must arrange for their own measurements to be taken if ordering carpets, curtains, furniture or other equipment MORTGAGE ADVICE Simon Blyth Estate Agents understand that getting appropriate mortgage advice is a crucial part of the home buying process Finding a suitable mortgage has always been something of a daunting experience which is why we would like to introduce you to our independant mortgage advisors They provide tailored mortgage solutions through a wealth of experience in the mortgage and property market and offer access to the full unrestricted range of products available Our advisors are dedicated to providing ongoing guidance and advice throughout the entire house purchase process keeping you, your estate agent and solicitor involved with continual updates on the progress Once in your new home they will be available for ongoing support to build a long term relationship for your future mortgage planning Your home may be repossessed if you do not keep up repayments on your mortgage For friendly expert advice on your mortgage requirements, or to discuss the potential of making your ideas a reality then please call in or phone for a chat OFFICE OPENING TIME 7 DAYS A WEEK Monday to Friday - 8:45 am to 5:30 pm Saturday - 9:00 am - 430 pm Sunday - 11:00 am - 4:00 pm Details printed 08/07/17