Cumberworth Lane, Lower Cumberworth, Huddersfield, HD8 8PR

SITUATED IN A BEAUTIFUL SEMI-RURAL LOCATION, THIS CHARMING TWO BEDROOM COTTAGE IS BURSTING WITH CHARACTER AND INCLUDES MODERN FIXTURES AND FITTINGS, NEUTRAL DECOR THROUGHOUT, SHARED REAR GARDEN AND LOW MAINTENANCE PATIO TO THE FRONT.

FREEHOLD / COUNCIL TAX BAND: B / ENERGY RATING: D / NO CHAIN

ENTRANCE HALLWAY
You enter the property through a part glazed uPVC door into this practical entrance hallway which is ideal for kicking off muddy shoes and removing your coats. There is tiled flooring and a door opens to the lounge.

LOUNGE 4.53 max x 5.06 max (14'10" max x 16'7" max)
Filled with character, this well presented lounge offers a lovely cosy feel and is the perfect place to sit and relax with loved ones. The room boasts a beautiful Yorkist Range fireplace with exposed stonework/tiling, there are a couple of exposed stone steps from when the property was a pub and to the ceiling there are original timber beams. A front facing window overlooks the front garden and timber doors lead to the understairs cupboard and dining kitchen.

UNDERSTAIRS CUPBOARD / CELLAR
A useful storage cupboard utilising the understairs space and is ideal for household items and coats/shoes.
Please note there are stone steps into a cellar here but the current owners have boarded this up to create further storage space. This can be removed if you would like to use the cellar.

DINING KITCHEN 3.62 max x 2.91 max (11'10" max x 9'6" max )
Positioned to the rear of the property, this modern dining kitchen is fitted with a range of cream wall and base units, oak work surfaces and a Butler ceramic sink with mixer tap over. There is space for a freestanding fridge freezer and the sale will also include a large Leisure range style cooker which has a five ring hob and several ovens. The boiler is neatly housed in one corner, there is vinyl flooring and a breakfast bar allows space for informal dining. A rear facing window overlooks the patio and timber doors lead to the lounge and rear porch.

REAR PORCH / UTILITY ROOM 1.76 max x 1.56 max (5'9" max x 5'1" max )
This versatile space doubles up as a second porch/entrance hall and utility area. With space/plumbing for an under unit fridge/freezer and washing machine. There is a white marble effect work surface with matching up-stands, dual aspect windows, tiled flooring and a door opens to the stairwell.

FIRST FLOOR LANDING
Stairs ascend to the first floor landing which has doors to the two bedrooms and shower room.

BEDROOM ONE 4.23 max x 4.52 max (13'10" max x 14'9" max )
Spanning the front of the property, this quirky room carries on the character and charm from the rest of the cottage with exposed beams and a stunning cast iron fireplace to the chimney breast. There is an abundance of space for bedroom furniture and two front facing windows fill the room with light and provide a pretty outlook over the shared garden and nearby countryside.

BEDROOM TWO 2.90 max x 2.44 max (9'6" max x 8'0" max)
This bright and airy L shaped bedroom can easily house a single bed or alternatively be used as a child's nursery or home office.

SHOWER ROOM 2.04 max x 2.91 max (6'8" max x 9'6" max)
This generously sized shower room is surprisingly spacious and is fitted with a three piece white suite including a double walk in shower cubicle with rainfall style shower, low level WC and pedestal hand wash basin. There are contrasting black and white tiles to the shower cubicle, mosaic effect vinyl flooring and a rear facing obscure glazed window.

REAR PATIO
To the rear of the property there is a low maintenance flagged stone patio which is great for storing dustbins and placing pots and plants for a splash of colour.

SHARED FRONT GARDEN / OUTHOUSE / CELLAR
To the front of the property there is a wonderful garden which is shared with the other cottages on the row. There is a good sized lawn, pretty flowerbeds and multiple patio areas which are great for enjoying a drink in the sunshine. The property benefits from 2 outdoor storage facilities, one outhouse being to the left of the garage and the other within a brick built structure at one side of the garden (no 167 is the right hand side one)

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 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 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 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.

AUCTIONEERS COMMENTS
Pattinson Auction are working in Partnership with the marketing agent on this online auction sale and are referred to below as 'The Auctioneer'.

This auction lot is being sold either under conditional (Modern) or unconditional (Traditional) auction terms and overseen by the auctioneer in partnership with the marketing agent. The property is available to be viewed strictly by appointment only via the Marketing Agent or The Auctioneer. Bids can be made via the Marketing Agents or via The Auctioneers website.

Please be aware that any enquiry, bid or viewing of the subject property will require your details being shared between both any marketing agent and The Auctioneer in order that all matters can be dealt with effectively.

The property is being sold via a transparent online auction.

In order to submit a bid upon any property being marketed by The Auctioneer, all bidders/buyers will be required to adhere to a verification of identity process in accordance with Anti Money Laundering procedures. Bids can be submitted at any time and from anywhere.

Our verification process is in place to ensure that AML procedure are carried out in accordance with the law.

A Legal Pack associated with this particular property is available to view upon request and contains details relevant to the legal documentation enabling all interested parties to make an informed decision prior to bidding. The Legal Pack will also outline the buyers’ obligations and sellers’ commitments. It is strongly advised that you seek the counsel of a solicitor prior to proceeding with any property and/or Land Title purchase. Auctioneers Additional Comments

In order to secure the property and ensure commitment from the seller, upon exchange of contracts the successful bidder will be expected to pay a non-refundable deposit equivalent to 5% of the purchase price of the property. The deposit will be a contribution to the purchase price. A non-refundable reservation fee of up to 6% inc VAT (subject to a minimum of 6,000 inc VAT) is also required to be paid upon agreement of sale. The Reservation Fee is in addition to the agreed purchase price and consideration should be made by the purchaser in relation to any Stamp Duty Land Tax liability associated with overall purchase costs. Both the Marketing Agent and The Auctioneer may believe necessary or beneficial to the customer to pass their details to third party service suppliers, from which a referral fee may be obtained. There is no requirement or indeed obligation to use these recommended suppliers or services.