Smith House Lane, Brighouse, HD6 2JY

This superb property would be an ideal purchase for the retired couple/individual that are looking to downsize.

Situated within walking distance to two local convenience stores, also the property is close to the bus routes into Brighouse town centre for all amenities within. Brighouse train station lies on the Calder Valley line running west from Leeds, ideal for the commuter having direct links to Leeds, Huddersfield, Manchester, Southport and London King Cross.

Ground Floor

Entrance Hall

3m 33cm (10' 11") x 1m 75cm (5' 9")

A composite door opens into a spacious entrance hall complimented by amtico floor covering which continues through to the living area. A useful built-in storage cupboard.

Lounge

3m 79cm (12' 5") x 4m 82cm (15' 10")

A light and bright living area, open plan with the kitchen and benefiting from bi-fold doors which create a seamless divide between outside and in. A gas stove with a slate hearth creates a focal point to this delightful living area. Ample space for a dining table.

Kitchen

3m 01cm (9' 11") x 2m 71cm (8' 11")

Fitted with a range of two-tone base and wall cabinets with quartz work tops over. There is a pull-out larder cupboard and under unit lighting. Appliances include a dishwasher and a washing machine, along with a built-in electric oven, a convection microwave and an induction hob with an extractor over. An American fridge freezer which is plumbed in is included in the sale of the property. A double-glazed window overlooks the rear garden. Loft access point, the loft is a substantial area, part boarded and potentially lends it self to a conversion if required. Subject to local building control and planning consent.

Bedroom 1

3m 33cm (10' 11") x 3m 48cm (11' 5")

Situated to the front of the property, a good-sized double bedroom. Cupboard housing the combination boiler.

Bedroom 2

2m 88cm (9' 5") x 2m 50cm (8' 2")

Again, situated to the front of the property a good-sized bedroom.

Shower Room

1m 97cm (6' 6") x 1m 75cm (5' 9")

A fully tiled shower wet room with a glass shower screen and a twin head thermostatic bar shower over. A Floating two drawer vanity unit houses the wash basin and there is a close coupled toilet. Double glazed window.

Exterior

A gated driveway provides parking for one car, there is a lawned garden to the front with mature borders. The rear garden is of good size, lawned, with some delightful shrubs and a raised granite paved patio seating area which is complimented by a glass balustrade.

Agents Notes

Tenure

Information obtained from the land registry, the property is: FREEHOLD

Council Tax

According to the local government website the current council tax band is: C

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 £18 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.