8 Woodroyd, Luddendenfoot,West Yorkshire, HX2 6BE

A deceptively spacious 3/4 bedroom semi-detached house situated within this convenient location with pleasant South facing open aspect to the rear. The accommodation has the benefit of both gas central heating and upvc double glazing. Also briefly comprises: - Lower ground floor: - Sitting room/play room/occasional bedroom, large store room/office/ and wc room. Ground floor: - Spacious lounge with French doors, equally spacious dining room and dining kitchen. First floor: - Three good sized bedrooms and family bathroom. Ample off road parking to the front, pathway to the side leading to large rear garden with external garden room. Internal viewing is strongly recommended.

ACCOMMODATION COMPRISES: -

GROUND FLOOR

Front entrance lobby
With composite glazed external door and surround and single radiator.

Spacious lounge
5.25 m (17'2) x 3.47 m (11'4)
With Adam style fireplace and tiled hearth, bay window, cornice, picture rail, upvc patio door and television/telephone point.

Dining kitchen
3.39 m (11'1) x 4.38 m (14'4) max
With multi bowl stainless steel sink unit and mixer tap, range of wall and base units with laminated work surfaces. Range master range cooker with fie ring gas hob and extractor fan. Space for fridge freezer and plumbing for dishwasher, upvc external door and surround and tiled flooring.

Most spacious dining room/second reception room
4.23 m (13'10) x 3.78 m (12'5)
With double radiator.

LOWER GROUND FLOOR

Snug/sitting room/sun room
3.73 m (12'2) x 3.26 m (10'8) max
With upvc French doors, storage cupboard housing Ideal Instinct combination condensing boiler. Useful store under stairs and television point. Access to: -

Play room/home office/large store room
4.43 m (14'6) x 3.48 m (11'5) max
With double radiator.

Spacious cloaks/utility room
2.66 m (8'9) x 1.11 m (3'8)
With plumbing for automatic washing machine, wash hand basin and low flush wc and tiled flooring, extractor fan and ducting point for tumble dryer.

FIRST FLOOR

Landing

Double bedroom/bedroom 1
4.72 m (15'6) x 4.46 m (14'7) max
With double radiator.

Double bedroom/bedroom 2
3.78 m (12'5) x 3.29 m (10'9) max
With picture rail and double radiator.

Bedroom 3
2.82 m (9'3) x 2.40 m (7'10)
With single radiator.

Family bathroom
With four piece quality white suite incorporating panel bath, double shower tray with mixer shower, vanity wash hand basin and concealed low flush wc, Aqua paneling to walls and chrome heated towel radiator.

External
Off road parking ample for three cars to the front and side. Concrete pathway leading to large rear garden incorporating raised flagged patio with wrought iron railings, further flagged patio, and crazy paved area with flower bed borders, grassed area and garden shed.

External workshop/garden room/man cave
3.96 m (12'11) x 2.63 m (8'7)
With double glazed window, electrical consumer unit and fluorescent strip light and wooden external door.

Services
All main services are installed. The property has the benefit of both gas central heating and upvc double glazing. The Council tax band for the property is band B. The Energy Efficiency rating for the property is Band D.

Directions
From King Cross traffic lights proceed in the direction of Burnley Road. Continue past the top of Tuel Lane through Friendly and proceed down the hill. Number 8 Woodroyd can be seen a little further on the left hand side.

Disclaimer
These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do not constitute an offer of contract. Intending purchasers/tenants must rely on their own inspection of the property. None of the above appliances/services have been tested by ourselves. We recommend purchasers arrange for a qualified person to check all appliances/services before legal commitment.

MONEY LAUNDERING REGULATIONS:
1. Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property