Birchroyd Close Birkby Huddersfield HD2 2ES CONSTRUCTED IN THE LATE 1980's BY REPUTABLE LOCAL BUILDERS, CONROY & BOOTH AND LATER EXTENDED IS THIS FINE STONE BUILT FIVE BEDROOMED EXECUTIVE DETACHED FAMILY HOUSE SITUATED ON A SMALL EXCLUSIVE CUL-DE-SAC Seldom do these properties come for sale and this particular house stands within generous well screened level gardens and just a few minutes drive from junction 24 of the M62 giving access to East Lancashire and West Yorkshire with surrounding schools close by as well as pick up and drop off for Bradford Grammar School, QEGS and Wakefield Girls High School The accommodation is served by a gas central heating system, sealed unit double glazing, security alarm and CCTV Briefly comprising to the ground floor entrance hall, downstairs wc, spacious living room and sitting room, conservatory, 25' dining kitchen with stylish modern units complemented by granite worktops and a number of Gaggenau integrated appliances and utility room First floor landing leading to five double bedrooms all with fitted furniture and with a large en-suite to the master bedroom together with family bathroom and study Externally a double width tarmac driveway provides off road parking and in turn leads to an integral double garage Gardens are laid out to front and rear with access down either side EPC rating C Offers over 650,000 Barnsley Tel: 01226 731730 Halifax Tel: 01422 417000 Holmfirth Tel: 01484 689689 26 Lidget Street, Huddersfield, HD3 3JP Tel: 01484 651878 Huddersfield Tel: 01484 651878 Kirkburton Tel: 01484 603399 wwwsimonblythcouk Penistone Tel: 01226 762400 Sheffield Tel: 0114 3216590 Wakefield Tel: 01924 361631

THE ACCOMMODATION COMPRISES GROUND FLOOR ENTRANCE HALL This has a frosted sealed unit double glazed window to the side of the main entrance door There is a ceiling light point, ceiling coving, two wall light points, central heating radiator, laminate flooring and to one side a spindled return staircase rises to the first floor with useful storage cupboard beneath From the hallway access can be gained to the following rooms:- DOWNSTAIRS WC 9' X 2'9'' (274m X 084m ) With diamond leaded frosted sealed unit double glazed window, ceiling light point, tiled walls to dado height, central heating radiator, laminate flooring and fitted with a suite comprising hand wash basin and low flush wc SITTING ROOM 23' X 13'5'' (701m X 409m ) This spacious reception room is accessed from the main hallway through twin timber and multi pane glazed doors There are diamond leaded PVCu double glazed windows looking out across the front garden whilst to the rear elevation there are sliding aluminium sealed unit double glazed patio doors giving access to the conservatory There are two ceiling light points, central heating radiator, laminate flooring, two wall light points and as the main focal point of the room there is a raised recessed coal effect gas fire standing on a marble hearth CONSERVATORY 12' X 11'5'' (366m X 348m ) Hardwood with sealed unit double glazed windows and French doors overlooking a well screened rear garden and affording lots of privacy There is beech flooring and central heating radiator

LIVING ROOM 23' X 15'9'' (701m X 480m ) A large second reception room which is situated adjacent to the sitting room with twin timber and multi pane glazed doors There are diamond leaded sealed unit double glazed windows to the front elevation, feature arched sealed unit double glazed window to the side and sliding sealed unit double glazed aluminium patio doors to the rear all of which provide this room with lots of natural light There are two ceiling light points, ceiling coving, two wall light points, two central heating radiators, laminate flooring, fitted remote control projector screen and projector To the right hand side of the chimney breast there are fitted bookshelves and as the main focal point of the room in one corner there is a wood burning stove DINING KITCHEN 25'8'' X 15'8'' MAX (782m X 478m MA X ) Once again as the dimensions indicate this is a generously proportioned room which is situated to the rear of the property and has two sets of sliding aluminium sealed unit double glazed patio doors which flood the room with natural light and enjoy a pleasant aspect over the property's private gardens There is a ceiling light point, inset ceiling downlighters, ceiling coving, two central heating radiators, tiled flooring and fitted with stylish modern contemporary units with a range of bevelled edge timber base and wall cupboards with contrasting granite worktops and splashbacks There is a Gaggenau four ring halogen hob, Gaggenau gas wok hob, Gaggenau griddle, with large extractor over There is a

Gaggenau electric fan assisted oven and microwave convection oven, plumbed Maytag American style fridge freezer, pull out larder, island unit with fitted pan drawers, plumbing for dishwasher, cupboard and with overlying granite worktop which extends to form a breakfast bar and with an inset one and half bowl sink with brushed stainless steel mixer tap To one side a timber and multi pane door opens into the utility room UTILITY ROOM 9'10'' X 7' (300m X 213m ) With a sealed unit double glazed window and adjacent door giving access to the side of the house There is a courtesy door to the garage, ceiling light point, central heating radiator, tiled floor and having base and wall cupboards, drawers, contrasting worktops, inset single drainer stainless steel sink with brushed stainless steel mixer tap, plumbing for automatic washing machine and space for tumble dryer FIRST FLOOR LANDING With loft access, ceiling light point, ceiling coving, two wall light points and feature arched sealed unit double glazed window which looks out to the front There is a central heating radiator, cylinder and airing cupboard and from the landing access can be gained to the following rooms:- BEDROOM ONE 13'9'' X 12'2'' (419m X 371m ) (Measured to wardrobes) A double room which has PVCu double glazed windows looking out over the rear garden There is a central heating radiator, inset ceiling spotlights, ceiling coving and to one wall there are a bank of floor to ceiling part bevelled mirror fronted wardrobes To one side a door opens into an en-suite bathroom

EN-SUITE BATHROOM 10'10'' X 10' (330m X 305m ) As the dimensions indicate this is a spacious en-suite which has diamond leaded and frosted PVCu double glazed windows There are inset ceiling spotlights, floor to ceiling tiled walls, tiled floor, ladder style heated towel rail, shaver socket and fitted with a suite comprising bath with tiled side panel, monobloc tap and separate handspray, vanity unit incorporating wash basin, wall hung bidet, wall hung low flush wc, with concealed cistern and in one corner there is a large power and steam shower with curved sliding door and fitted with a chrome shower fitting incorporating fixed shower rose and separate handspray BEDROOM TWO 16'5'' MAX X 11'10'' (500m MA X X 361m ) This is situated at the far end of the landing and to the rear of the property with sealed unit double glazed windows looking out across the garden There is a ceiling light point, ceiling coving, central heating radiator and having a bank of fitted wardrobes with adjacent dressing table with drawers beneath BEDROOM THREE 16'5'' X 10'9'' (500m X 328m ) This is situated at the far end of the property and has diamond leaded sealed unit double glazed windows which look out over the front garden There is a ceiling light point, ceiling coving, central heating radiator and is a double room which includes fitted wardrobes together with dressing table and drawers beneath

BEDROOM FOUR 13' X 12' MAX (396m X 366m MA X ) A double room with PVCu sealed unit double glazed windows looking out over the rear garden There are inset ceiling spotlights, central heating radiator and to one wall there are a bank of fitted floor to ceiling sliding door mirror fronted wardrobes BEDROOM FIVE 12' X 10' (366m X 305m ) A double room with PVCu double glazed windows looking out across the rear garden There is a ceiling light point, ceiling coving, central heating radiator and to one wall there are a bank of fitted wardrobes with adjacent dressing table with drawers beneath FAMILY BATHROOM 13'3'' X 8' (404m X 244m ) With PVCu frosted diamond leaded double glazed windows, inset ceiling spotlights, floor to ceiling tiled walls, tiled floor, central heating radiator, three wall light points, large chrome ladder style heated towel rail and fitted with a suite comprising panelled bath, vanity unit incorporating wash basin with mirror over and shaver socket, low flush wc, with concealed cistern and in one corner there is a walk in power shower with glazed panels and having a chrome shower fitting incorporating fixed shower rose and separate handspray

STUDY 13'9'' X 10'10'' (419m X 330m ) At the far end of the landing there is a door opening into a study With diamond leaded PVCu double glazed windows looking out across the front garden There are two ceiling light points, ceiling coving, loft access, wall light point and from the study access can be gained to bedrooms two and three OUTSIDE PARKING The property has a double width tarmac driveway which provides off road parking and in turn leads to an integral double garage

DOUBLE GARAGE 18' X 17'9'' (549m X 541m ) With and electric up and over door There is a courtesy door to the utility room, timber and single glazed window to the side elevation, wall mounted British Gas gas fired central heating boiler There is power, water and light GARDENS The property stands within generous level gardens which to the front are predominantly lawned with planted trees and these are situated to both left and right hand side of the double garage There are timber hand gates to either side of the property, the right hand gates opens onto a flagged pathway with lawn and timber store The left hand gate opens onto a flagged pathway with lawn and conifer border The rear garden is predominantly lawned and offers a good degree of privacy with planted trees and shrubs and flagged patio ADDITIONAL DETAILS CENTRAL HEATING The property has a gas central heating system DOUBLE GLAZING The property has sealed unit double glazing ALARM The property is fitted with a security alarm

VIEWING: For an appointment to view, please contact the Huddersfield Office on 01484 651878 DIRECTIONS From Junction 24 of the M62 motorway continue to the roundabout by the Cedar Court Hotel and take the fourth exit signposted Huddersfield onto Halifax Road On reaching the traffic lights by the Cavalry Arms turn left onto Birkby Road then take the second turning left onto Birchroyd Close where the property will be found on the left hand side 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 Misdescription's 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 - 4:00 pm Sunday - 11:00 am - 2:00 pm Details printed 30/03/17