Location, Location, Location, set in this ever popular and much sought after location within the heart of Bailiff Bridge this two-bedroom property is spacious throughout with the benefit of a loft conversion which provides additional space for occasional use as a guest room or dressing room. It also has a light and airy sunroom which would provide a useful study or playroom. This wonderful home is presented to a high standard with modern neutral decor and offers the prospective purchaser the opportunity to move straight in.

Accommodation briefly comprises; Entrance vestibule, lounge, dining kitchen, a lean too conservatory and utility room with w/c. To the first floor there are two good sized bedrooms, a modern family bathroom and stairs that are off bedroom one that lead up to the loft conversion.

Bailiff Bridge boasts a fantastic array of local shops and conveniences including the memorial gardens and community centre. Brighouse town centre is a few minutes away which has three major supermarkets and a good variation of local businesses within the town centre. 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.

Junction 25 & 26 of the M62 and access to the M606 motorway network is within five minutes' drive, providing easy access to Leeds, Manchester and beyond. The property is also in the proximity of first-class schooling for all ages of children.

Ground Floor

Entrance Vestibule

External composite door provides access into a vestibule which has a wall mounted central heating radiator and stairs to the first floor.

Lounge

11'11" (3m 63cm) x 12'00" (3m 65cm)

A delightful light and airy living room boasting an abundance of natural light through a large uPVC double glazed bay window. An Adam style fire surround with marble surround. The lounge boasts neutral decor and carpets.

Kitchen

9'04" (2m 84cm) x 13'05" (4m 8cm)

The heart of the home, incorporating a range of modern wall and base units complimented by a slim-profile granite effect worktop with an inset composite sink. There are two highline cabinets, one houses the integral fridge freezer and the other is a full height panty. There is also a dishwasher, a built-in electric oven and a gas hob with an extractor hood over. A useful understairs storage cupboard and a composite external door to the side aspect.

Play Room / Sun Room

9'00" (2m 74cm) x 13'05" (4m 8cm)

A light and airy lean-to provides additional multi-functional living space which is currently used as a playroom. A double-glazed window and central heating radiator. Leading to;

Utility Room

6'04" (1m 93cm) x 5'04" (1m 62cm)

Laundry room, which is plumbed for a washing machine, with a wall mounted combination boiler. PVCu double glazed window and external door to rear south facing garden.

Cloaks W.C.

Fitted with a new and modern two piece white suite to include a low flush toilet and hand wash basin.

First Floor

Landing

Side uPVC double glazed window.

Bedroom 1

11'11" (3m 63cm) x 12'03" (3m 73cm)

A good-sized double master bedroom with modern decor situated to the front of the home with a large uPVC double glazed window and central heating radiator. A door provides access to the staircase leading to the loft conversion.

Bedroom 2

9'06" (2m 89cm) x 8'09" (2m 66cm)

Benefiting from a built-in storage cupboard, central heating radiator and rear uPVC double glazed window with views over the rear garden.

Bathroom

5'09" (1m 75cm) x 5'11" (1m 80cm)

Incorporating a modern luxury three-piece bathroom suite to include a panelled bath with a thermostatic shower over and glass screen. A vanity unit houses both the toilet and wash basin. PVCu double glazed window.

Second Floor

Loft Room

14'05" (4m 39cm) x 8'01" (2m 46cm)

Accessed via a staircase from bedroom 1 - A good-sized additional space which lends itself to a variety of uses. There is a painted brick chimney stack. Storage within the eaves, electrical points and lighting as well as a central heating radiator and side uPVC double glazed window and Velux window to the rear.

Exterior

To the front there is a good-sized garden with loose gravel covering and steps leading down to the pavement and roadside. Neighbouring properties have a right of access.
The rear garden is true south. Comprising of a lawned garden with perimeter raised beds, gravel seating area and shed.

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: B

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 downloaded online from the brochure tab.

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 £12 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.