Langley Lane, Clayton West, Huddersfield HD8 9PZ

A TRULY UNIQUE THREE BEDROOM COTTAGE BURSTING WITH CHARACTER AND CHARM AND BENEFITTING FROM BEAUTIFUL PRIVATE GARDENS, GARAGE AND OFF ROAD PARKING.
EPC: D COUNCIL TAX BAND D
FREEHOLD

ENTRANCE PORCH 1.09m x 1.42m (3'6" x 4'7")
You enter the property through a timber door into the timber entrance porch where there is space for storing coats and shoes. There are two high level windows to allow natural light to enter. Wood effect laminate flooring offers a practical flooring solution. A solid teak bespoke door leads through to the dining kitchen.

DINING KITCHEN 4.53m x 4.53m max (14'10" x 14'10" max)
This charming dining kitchen with gorgeous exposed timber beams has a lovely cottage feel with a decorative fireplace as a focal point. It is fitted with a selection of timber base and wall units with mottled roll top worktops, tiled splashbacks and a stainless steel sink with brass mixer tap over. There is a dual fuel Rangemaster cooker which has gas burners and electric ovens and a black chimney hood extractor above, there is also an integrated dishwasher. There is ample space to accommodate further freestanding furniture and a dining table. Ceramic tiles underfoot complete the look. A rustic stone archway leads through to the snug, a handmade timber doors lead through to the utility room and to the staircase which ascends to the first floor.

SNUG 2.59m x 2.72m max (8'5" x 8'11" max)
Situated just off the dining kitchen and bathed in natural light from the sliding patio doors and front facing window, this downstairs room is used by the current owners as a sitting room during the day as it offers lovely garden views of the pond and associated wildlife. A stone archway leads to the dining kitchen.

UTILITY ROOM 3.1m x 2.11m max (10'2" x 6'11" max)
This generous sized neutrally decorated utility room was formerly the property's kitchen and benefits from a window overlooking the rear garden. It is fitted with a range of white base and wall units with dark roll top worktops, tiled splashbacks and a stainless steel sink with mixer tap. There are white goods included with the sale, these include an under counter fridge, under counter freezer, washing machine and tumble dryer. There is a useful far reaching under stairs cupboard, perfect for storing household items. Grey tile effect laminate flooring underfoot completes the look. Timber painted doors lead to the kitchen and through to the lounge.

LOUNGE 6.07m x 4.02m max (19'10" x 13'2" max)
Flooded with natural light this lovely large room has almost two distinct parts with a section which could be used as a home office or dining room and a lounge seating area beyond which boasts a high ceiling with spotlights and windows to all sides creating a beautiful space for relaxing. There are French doors which lead out to the rear garden paved area which is perfect for outside entertaining. A door leads through to the utility room.

BEDROOM ONE 3.60m x 3.80m max (11'9" x 12'5" max)
A lovely large double bedroom with exposed beams and bespoke fitted wardrobes in a country style to one wall - a further built in cupboard houses the boiler. There is ample space to accommodate freestanding bedroom furniture. A front facing window allows natural light to enter. A door leads onto the landing.

BEDROOM TWO 3.89m x 2.34m max (12'9" x 7'8" max)
This second double bedroom has a side facing window, two fitted wardrobes and neutral décor. There is further space for freestanding bedroom furniture. A door leads onto the landing.

BEDROOM THREE 2.59m x 2.73m max (8'5" x 8'11" max)
Flooded with natural light and boasting gorgeous views of the garden, this L-shaped single bedroom would also make a great hobby or craft room. A door leads onto the landing.

HOUSE BATHROOM 2.14m x 2.24m max (7'0" x 7'4" max)
This generous sized bathroom is fully tiled in blue tones and has a large obscured window allowing lots of natural light to enter. It is fitted with a white four piece bathroom suite comprising of a vanity unit with mixer tap and a storage cupboard underneath, a low level concealed cistern W.C., bath with mixer tap and a shower cubicle with a thermostatic mixer shower. PVC cladding to the ceiling with spotlights and white ceramic tiles on the floor complete the look. There is also a chrome heated towel radiator. A door leads onto the landing.

GARDENS
These beautiful private enclosed gardens really are a hidden gem with lots of places to sit and enjoy the sunshine at different times of the day and they really must be viewed to be truly appreciated. The garden to the side of the property has a pond and has been planted in such a way to encourage wildlife. To the rear of the property is another garden area with vegetable beds and fruit trees. There is a multitude of garden buildings including sheds, a workshop, greenhouse and a children's playhouse all which have been cleverly placed. There are patio areas close to the house for al fresco dining and entertaining. A double set of wooden gates gives access to a parking space which could accommodate a caravan or other vehicle. A wooden gate gives access to the driveway at the front of the house.

GARAGE & PARKING
To the front of the property is a long single width garage with an up and over door, light and power. There is parking for one vehicle outside the garage and further concealed parking in the garden accessed through a set of double wooden gates as previously mentioned.

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.