Clay Delf, Lower Cumberworth, HD8 8TN

THIS BEAUTIFUL, EXTENDED, FOUR BEDROOM END TOWN HOUSE MUST BE VIEWED FOR THE QUALITY FINISH AND SPACIOUS ACCOMODATION TO BE FULLY APPRECIATED.
FREEHOLD / ENERGY RATING D / KIRKLEES COUNCIL TAX BAND: D

ENTRANCE HALL 5.18 apx x 2.24 x (16'11" apx x 7'4" x )
Enter into the hallway through a double-glazed, composite front door with obscure glazed panels. There is a double-glazed window to the side elevation, decorative coving to the ceiling with inset spotlighting and attractive Malmo LVT flooring throughout.

There are doors leading to the downstairs WC, integral garage, understairs storage cupboard and open-plan, living dining kitchen. A staircase rises to the first floor with wooden banister and spindles.

OPEN PLAN LIVING DINING KITCHEN 4.52 apx x 3.66 apx (14'9" apx x 12'0" apx)
The impressive dining kitchen offers contrasting units to the high and low levels and Corian® work surfaces over, incorporating a single bowl sink unit with brushed steel Grohe mixer tap.

The kitchen is well equipped and offers high quality appliances that include two eye-level, Neff slide and hide single ovens, combination microwave oven and useful warming drawer. There is an integrated tower fridge unit, tower pull-out larder, integrated dishwasher, under counter integrated freezer as well as integrated recycling/waste bins.

The kitchen features a superb Corian® breakfast island offering a mix of cupboard and drawer storage under and also incorporating a five-ring ceramic hob with integrated, Elica Skydome ceiling extractor over.

The Malmo LVT flooring continues from the entrance hallway throughout. There is under-unit lighting, inset spotlighting to the ceiling and two plinth heaters. The kitchen area seamlessly leads into the living area and a door leads to the entrance hall.

LIVING / DINING ROOM 4.62 apx x 2.54 apx (15'1" apx x 8'3" apx )
The living/dining room enjoys plenty of natural light that cascades through the dual aspect, double-glazed windows to the rear and side elevations, with additional double-glazed roof windows, again to the rear and side. There are double-glazed French doors leading to the rear patio. There is inset spotlighting to the coffered ceiling, two wall-light points and a Mitsubishi air conditioning unit that offers both heating and cooling functions. The room enjoys views across the landscaped garden to the rear.

DOWNSTAIRS W.C
The downstairs WC features a contemporary, two-piece suite that comprises a low-level toilet with concealed cistern and push-button flush. There is a broad wash hand basin with vanity unit under and copper mixer tap over. There is high gloss, brick effect tiling to the half level on the walls, a cast iron column radiator, a central ceiling light point, extractor fan and a double-glazed window with obscure glass to the side elevation. A door leads to the entrance hall.

FIRST FLOOR LANDING
A staircase ascends from the entrance hall to the first floor landing which features decorative coving to the ceiling. There is inset spotlighting, a radiator and doors providing access to the lounge and master bedroom.

A second staircase rises to the second floor with wooden banister and spindles.

LOUNGE 5.05 max x 4.39 max (16'6" max x 14'4" max )
The lounge is a generously proportioned reception room that is flooded with natural light through the two sets of double-glazed Juliet balconies to the front elevation. Both sets of doors are fitted with integrated blinds. The lounge features decorative coving to the ceiling, inset spotlighting, two wall light points and two vertical column radiators. The focal point of the room is the Evonic electric inset fire with ambient lighting and heat function. There is a recessed media unit for a television above and a door leads onto the landing.

MASTER BEDROOM 4.17 apx x 3.51 apx (13'8" apx x 11'6" apx )
Bedroom one is a generously sized double bedroom with ample space for free-standing furniture. The room is decorated to a high standard with a central ceiling light point, radiator, and double-glazed window to the rear offering a pleasant outlook across the rear garden and woodland backdrop beyond. The doors lead to the en-suite shower room and first floor landing.

EN-SUITE 2.44 apx x 2.54 apx (8'0" apx x 8'3" apx)
The en-suite shower room features a contemporary three-piece suite that comprises a walk-in double shower enclosure with thermostatic rainfall shower, separate handheld attachment and sliding doors. There is a floating sink vanity unit with cascading waterfall mixer tap and LED, demister mirrored cabinet with integral shaver socket above. The room is fully tiled with contrasting large format porcelain tiles and the flooring is LVT. There is inset spotlighting to the ceiling, extractor fan and a wall-hung ladder style radiator/towel rail. There is a double-glazed rear facing window with obscure glass and a door which leads to the master bedroom.

SECOND FLOOR LANDING
A staircase ascends from the first floor landing to a second floor landing area. There is a double-glazed window to the side elevation which floods the stairwell with natural light. There is decorative coving to the ceiling and inset spotlighting. The landing provides access to three further bedrooms, the house bathroom, and a useful linen store.

BEDROOM TWO 4.22 apx x 3.10 apx (13'10" apx x 10'2" apx)
This spacious double bedroom boasts ample space for a range of free standing furniture. The room features a front facing double-glazed window which provides the room with plenty of natural light and offers a pleasant open aspect with views across rooftops and beyond. There is a central ceiling light point and radiator, a TV aerial point and a door leads onto the landing.

BEDROOM THREE 3.48 apx x 3.10 apx (11'5" apx x 10'2" apx )
Positioned to the rear of the property this well proportioned double bedroom has a fantastic view across the rear garden and neighbouring woodland beyond from its window. There is ample space for free-standing furniture alongside a central ceiling light point, radiator and door which leads to the landing.

BEDROOM FOUR 3.51 apx x 2.18 apx (11'6" apx x 7'1" apx )
Bedroom four can accommodate a double bed with space for free-standing furniture. It is currently utilised as a home office. The room is decorated to a high standard and features a decorative dado rail, ceiling light point, double-glazed window to the front elevation and radiator. There is an upholstered seating area over the bulkhead for the stair and a door which leads to the landing.

There is a loft hatch providing access to the attic space that offers boarded storage with light and access ladder.

HOUSE BATHROOM 2.49 apx x 1.68 apx (8'2" apx x 5'6" apx )
The house bathroom features a modern, three-piece suite comprising a panelled bath with chrome monobloc mixer tap and thermostatic shower over with handheld attachment and glazed shower guard. There is a low-level toilet with concealed cistern and push button flush. The vanity unit offers a broad wash hand basin with chrome monobloc mixer tap, drawer storage under and matching mirrored cabinet above.

The room is fully tiled with contemporary style large format porcelain tiles and features contrasting LVT flooring. There is inset spotlighting to the ceiling, an extractor fan and a ladder-style radiator. The room benefits from a double-glazed window with obscure glass to the rear elevation and door which leads onto the landing.

GARAGE AND PARKING
The integral garage features a Hörmann electric, remotely operated, sectional door to the front elevation. There is lighting and power, plumbing for a washing machine and space for a tumble dryer. There are two fitted wall units with shaker style cupboard fronts.

The generous driveway offers parking for multiple vehicles.

REAR GARDEN
The private rear garden is designed across three levels and features a fabulous Indian stone flagged patio, ideal for al fresco dining and barbecuing. The patio leads to a further flagged area together with adjacent gravelled area. There are well stocked, raised flower beds. The top of the garden offers a lawned area again with well established, raised flower beds. The garden boundaries are fenced and there is an external power source as well as a useful outside tap.

AGENTS NOTES:
Please note information within our sales particulars has been provided by the vendors. Paisley Properties have not had sight of the title documents and therefore the buyer is advised to obtain verification from their solicitor. References to the Tenure of the property are based upon information provided by the vendor and again the buyer should obtain verification from their solicitor.
All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. We advise you take your own measurements prior to ordering any fixtures, fittings or furnishings.
The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order.
Internal photographs are produced for general information and it must not be inferred that any item shown is included with the property.
You are advised to check availability and book a viewing appointment prior to travelling to view.

PAISLEY MORTGAGES
Harry Mason at our sister company, Paisley Mortgages, is available to offer clear, honest whole of market mortgage advice. We also run a first time buyer academy to help you prepare in advance for your first mortgage, home-mover and re-mortgage advice. If you would like to speak to Harry, please contact us on 01484 444188 / 07534 847380 to arrange an appointment.

*Your home may be repossessed if you do not keep up repayments on your mortgage. *

PAISLEY PROPERTIES
We are available to do appointments up until 8pm Monday to Friday and up until 4pm Saturday and Sunday so please contact the office if you would like to arrange a viewing. We also offer a competitive sales and letting service, please contact us if you would like to arrange an appointment to discuss marketing your property through Paisley, we would love to help.

PAISLEY SURVEYORS
We work alongside Michael Kelly at Paisley Surveyors, who can assist you with any survey requirements on your purchase. We offer 3 levels of survey and can be contacted on 01484 501072 / office@paisley-surveyors.co.uk for a free, no obligation quote or for more information.