Professionalism with Independence

250b Saddleworth RoadGreetlandHX4 8LZ

Price £325,000

12 Victoria Road, Elland, HX5 0PUt: 01422 374 811

Offered for sale in the heart of the desirable village of Greetland is this extremely wellproportioned detached property which is arranged over 3 floor levels and as such offers veryversatile accommodation. Being ideally suited to todays growing family, the property offers 5

double bedrooms plus a study, all of which has quality fitted furniture, 2 reception rooms and en-suite and family bathrooms. The property is well presented with modern fixtures and fittings

throughout including gas fired central heating and uPVC double glazing. Externally, the propertyenjoys a generous plot with garden areas to 3 sides many of which take full advantage of theproperty's elevated position and superb far reaching views. There is also a single car garage

and off-road parking,. Being a short distance from the award winning Greetland Academytogether with the merely thriving centre of West Vale and access the M62 motorway network,

this is a superb family home which must be viewed internally to appreciate the size and position.

The accommodation briefly comprises:-

GROUND FLOOR:Enter the property from the side via a uPVC external door with inset glazedpanels into the:-

Entrance AreaHaving a staircase rising to the first floor level with useful store cupboardbeneath and a central heating radiator.

Cloakroom / WCBeing fitted with a 2 piece suite in white comprising low flush WC and wallmounted hand wash basin with tiled splash backs. There is a central heatingradiator, uPVC window and ceiling spotlights.

Lounge4.17m x 5.41m (13'8'' x 17'9'')This is a particularly generously proportioned reception room which enjoysuPVC French doors and windows to the front which allow access to the frontgarden and enjoy the far reaching views. There is a modern fireplace withmarble backcloth and hearth and timber surround, ceiling coving and centralheating radiator.

Dining Kitchen3.94m max x 3.61m (12'11'' max x 11'10'')A good sized dining kitchen which is fitted with a modern range of matchingwall and base units with complementary working surfaces over, inset intowhich is a one and a half bowl stainless steel sink unit with side drainer andmixer tap. There are integrated Bosch appliances to include electric doubleoven, five ring gas hob with fitted extractor, fridge freezer and dishwasher.There is part tiling to the walls, a uPVC window to the front elevation whichaffords far reaching views, inset ceiling spotlights and a door from the diningkitchen accesses an adjoining utility.

Utility1.32m x 1.80m (4'4'' x 5'11'')Having a continuation of the matching wall and base units with fitted workingsurface and having space and plumbing for an automatic washing machine,space for a tumble dryer, part tiling to the walls, ceiling spotlights and auPVC window to the side.

Dining Room2.67m x 4.37m (8'9'' x 14'4'')Once again this is a generously proportioned reception room which ispresently utilised as a separate dining space however offering a variety ofpotential uses. Having uPVC French doors and uPVC windows to the rearelevation allowing access to the rear garden and having a central heatingradiator.

FIRST FLOOR:

LandingHaving an arched uPVC window to the side with central heating radiatorbeneath and a second staircase rising to the second floor level.

Master Bedroom4.11m x 4.34m excluding robes (13'6'' x 14'3'' excluding robes)A superb sized master bedroom which is positioned to the front of theproperty and has a large uPVC window allowing for plentiful natural light andenjoying far reaching views. There is a modern range of fitted furniture toinclude full height wardrobes, chest of drawers, dressing table area andbedside cabinets.

En-suite Shower RoomBeing furnished with a 3 piece white suite comprising low flush WC, pedestalhand wash basin and large walk-in shower cubicle with thermostatic shower.There is part tiling to the walls, inset ceiling spotlights and uPVC window tothe side.

Bedroom 32.67m x 4.39m (8'9'' x 14'5'')Being of double proportions and positioned to the rear of the property, thisbedroom has a superb range of fitted furniture to include full heightwardrobes, overhead storage, dressing table area and chest of drawers.There are 2 uPVC windows to the rear elevation and a central heatingradiator.

Bedroom 42.54m x 3.61m (8'4'' x 11'10'')This is another bedroom of double proportions with fitted furniture to includefull height wardrobes, dressing table area, storage cupboards and overheadstorage with lighting. There is a uPVC window to the front which affords farreaching views with central heating radiator beneath.

BathroomA spacious bathroom which is furnished with a 3 piece suite in whitecomprising low flush WC, hand wash basin and panelled bath withthermostatic shower over. There is part tiling to the walls, inset ceilingspotlights, central heating radiator and a uPVC window to the side.

SECOND FLOOR:

LandingHaving an arched uPVC window to the side elevation with central heatingradiator beneath.

Bedroom 24.11m x 5.33m (13'6'' x 17'6'')A superb sized bedroom which is once again fitted with a comprehensiveand modern range of fitted furniture to include full height mirroredwardrobes, bedside cabinets and chest of drawers. There is a uPVC windowto the front and to the rear elevations, the front offering superb views and acentral heating radiator.

Bedroom 52.64m x 4.34m max. (8'8'' x 14'3'' max.)Having areas of limited head height. Another good sized bedroom which ispresently being used as a gym and has a range of modern fitted storage,uPVC window to the side together with a Velux window and central heatingradiator.

Study1.98m min /2.69m max. x 3.61m (6'6'' min / 8'10'' max. x 11'10'')Having areas of limited head height. This is presently being used as a homeoffice and has a range of modern built-in office furniture, Velux window withfar reaching views, central heating radiator and storage to the eaves.

Shower RoomFurnished with a 3 piece suite incorporating low flush wc, wash hand basin,shower cubicle and central heating radiator.

OUTSIDE:The property occupies a generous plot with spacious garden areas to 3sides which take full advantage of the property's elevation position andsuperb views. There is a large lawn to the front of the property and to therear paved and decked seating areas. To the front of the property there isalso a single car garage and off road parking.

COUNCIL TAX BAND:F

BOUNDARIES & OWNERSHIPS:The boundaries and ownerships have not been checked on the title deedsfor any discrepancies or rights of way. All prospective purchasers shouldmake their own enquiries before proceeding to exchange of contracts.

VIEWING:Contact the agents.

MORTGAGES:Bramleys offer a no obligation Mortgage Advisory Service for the benefit ofboth purchasers and vendors. In association with Bramleys FinancialConsultants Ltd, Bill Keighley is able to search the mortgage market toidentify a suitable tailor-made mortgage, best suited to your needs. Forfurther details contact Bill Keighley on 01484 530361.Written quotations available on request. All loans subject to status. A lifeassurance policy may be required.YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON AMORTGAGE OR OTHER LOAN SECURED ON IT.

RELATED SALE DISCOUNT:Bramleys will offer a 10% discount off our commission fees to any clientpurchasing a property through Bramleys who then instructs Bramleys in thesale of their own property.

ON-LINE CONVEYANCING SERVICES:Available through Bramleys in conjunction with leading local firms ofsolicitors. No sale no legal fee guarantee (except for the cost of searches ona purchase) and so much more efficient. Ask a member of staff for details.

DIRECTIONS:From our Elland office proceed up Victoria Road bearing right on the bendand continuing along Longwall to the junction, at the junction bear left ontoSaddleworth Road and proceed down to the traffic lights in West Vale.Continue straight ahead at the traffic lights along Saddleworth Road andupon reaching the Greetland Academy on the left hand side bear right upthe steep driveway where the property can be found to the top of thedriveway and clearly identified by the Bramleys for sale board.

1 & 3 George Square, Halifax HX1 1HF t: 01422 260000 f: 01422 260010

e: halifax@bramleys1.co.uk

110 Huddersfield Road, Mirfield WF14 9AFt: 01924 495334 f: 01924 499193

e: mirfield@bramleys1.co.uk

14 St Georges Square, Huddersfield HD1 1JFt: 01484 530361 f: 01484 432318

e: info@bramleys1.co.uk

27 Westgate, Heckmondwike WF16 0HE t: 01924 412644 f: 01924 411020

e: heckmondwike@bramleys1.co.uk

12 Victoria Road, Elland, Halifax HX5 0PU t: 01422 374811 f: 01422 378762

e: elland@bramleys1.co.uk

www.bramleys.com

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008Bramleys, for themselves and for the Vendors or Lessors of this property, whose Agent they are, have made every effort to ensure the details given have been prepared in accordancewith the above Act and to the best of our knowledge give a fair and reasonable representation of the property. Please note:1. There is a six inch measurement tolerance, or metric equivalent, and the measurements given should not be entirely relied upon and purchasers must take their own measurements ifordering carpets, curtains or other equipment.2. None of the mains services, i.e. gas, water, electricity, drainage or central heating system (if any) have been tested in any way whatsoever. This also includes appliances which are tobe left insitu by the vendors.PURCHASERS MUST SATISFY THEMSELVES AS TO THE CONDITION AND EFFECTIVENESS OF ANY SUCH APPLIANCES OR SERVICESFLOOR PLANS NOT TO SCALE - FOR IDENTIFICATION PURPOSES ONLY

Energy Performance Certificate

Page 1 of 4

250b, Saddleworth Road, Greetland, HALIFAX, HX4 8LZDwelling type: Detached house Reference number: 8400-1284-6529-6907-4663Date of assessment: 08 June 2016 Type of assessment: RdSAP, existing dwellingDate of certificate: 08 June 2016 Total floor area: 197 m²

Use this document to:• Compare current ratings of properties to see which properties are more energy efficient• Find out how you can save energy and money by installing improvement measures

Estimated energy costs of dwelling for 3 years: £ 4,296

Over 3 years you could save £ 219

Estimated energy costs of this home Current costs Potential costs Potential future savings

Lighting £ 561 over 3 years £ 285 over 3 years

Heating £ 3,369 over 3 years £ 3,426 over 3 years

Hot Water £ 366 over 3 years £ 366 over 3 years

Totals £ 4,296 £ 4,077

You couldsave £ 219

over 3 years

These figures show how much the average household would spend in this property for heating, lighting and hotwater. This excludes energy use for running appliances like TVs, computers and cookers, and any electricitygenerated by microgeneration.

Energy Efficiency Rating

The graph shows the current energy efficiency of yourhome.

The higher the rating the lower your fuel bills are likelyto be.

The potential rating shows the effect of undertakingthe recommendations on page 3.

The average energy efficiency rating for a dwelling inEngland and Wales is band D (rating 60).

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savingsover 3 years

Available withGreen Deal

1 Low energy lighting for all fixed outlets £135 £ 219

2 Solar photovoltaic panels, 2.5 kWp £5,000 - £8,000 £ 759

To find out more about the recommended measures and other actions you could take today to save money, visitwww.direct.gov.uk/savingenergy or call 0300 123 1234 (standard national rate). The Green Deal may allow you tomake your home warmer and cheaper to run at no up-front cost.