Summer Lane, Emley, Huddersfield HD8 9SJ

THIS BEAUTIFULLY PRESENTED THREE BEDROOM FAMILY HOME OFFERS SPACIOUS LIVING ACCOMMODATION AND IS POSITIONED ON THE EDGE OF THE VILLAGE OF EMLEY IN A SEMI-RURAL LOCATION WITH FAR REACHING VIEWS, AN ENCLOSED REAR GARDEN AND DRIVEWAY PARKING.
ENERGY RATING: C / COUNCIL TAX BAND D / FREEHOLD

PORCH
You enter the property through a composite door into a practical porch with ceramic flooring underfoot which offers somewhere to remove shoes before entering the property. A glazed door leads into the hallway.

HALLWAY 1.97m x 2.89m max (6'5" x 9'5" max)
This L-shaped hallway has wood effect laminate flooring and a timber and wrought iron carpeted staircase which ascends to the first floor. There is a useful understairs cupboard for storing household items. Doors lead to the porch, guest W.C. and lounge.

GUEST W.C. 1.45m x 0.84m max (4'9" x 2'9" max)
This useful downstairs W.C. is fitted with a contemporary white and grey vanity unit incorporating a storage cupboard and a rectangular hand wash basin with mixer tap and a low level W.C. There is a tiled splashback above the basin and an obscured window allows natural light to enter. Practical wood effect flooring completes the look. A door leads into the hallway.

LOUNGE 3.78m x 4.38m max (12'4" x 14'4" max)
Positioned to the front of the property and flooded with natural light from a lovely bay window, this relaxing lounge is of a generous size to accommodate lounge furniture. There is an electric fire with a marble surround as a focal point and a lit shelving unit built into an alcove. A large square opening leads through to the dining room creating a great entertaining space. A glazed door leads into the hallway.

DINING ROOM 2.76m x 3.13m max (9'0" x 10'3" max)
This fantastic dining space situated off the lounge, has room to accommodate a large dining table. There is practical wood effect laminate flooring underfoot. A set of French doors lead through to the conservatory and a door leads into the kitchen.

KITCHEN 2.67m x 3.85m max (8'9" x 12'7" max)
Positioned to the rear of the property with stunning views of the rolling countryside from its window, this modern kitchen is fitted with cream base and wall units, contrasting roll top laminate worktops, tiled chequerboard splashbacks and a stainless steel sink with mixer tap. Cooking facilities comprise of an electric oven, gas hob with wok burner and canopy extractor fan over. Integrated appliances include a dishwasher and an under counter fridge. There is a breakfast bar to one end offering an informal dining solution. There is wood effect laminate flooring to complete the look. An opening leads into the utility room and a door gives access to the dining room.

UTILITY ROOM 2.42m x 2.55m max (7'11" x 8'4" max)
This well appointed, generous sized utility room is flooded with natural light from a side facing window. It is fitted with timber base and wall units, roll top laminate worktops with a ceramic inset sink with mixer tap. There is plumbing for a washing machine and space for a tall fridge freezer. There is wood effect laminate flooring. A UPVC glazed door leads to the rear garden and an opening leads into the kitchen.

CONSERVATORY 2.71m x 2.78m max (8'10" x 9'1" max)
Offering fabulous far reaching views of the local countryside, this lovely conservatory is the perfect place to relax. There is wood effect laminate flooring, dwarf walls and white UPVC frames. French doors lead into the dining room and also into the rear garden.

FIRST FLOOR LANDING 2.63m x 3.84m (8'7" x 12'7")
A staircase with a wooden and wrought iron balustrade ascend from the hallway to the first floor landing which benefits from sloping ceiling, exposed timber beams, a velux window flooding it with natural light and a large cupboard offering storage. The landing is spacious enough to accommodate a home office or hobby space. A hatch allows access to the loft. Doors lead to the three bedrooms and shower room.

BEDROOM ONE 5.01m approx x 3.28m max (16'5" approx x 10'9" max
Stretching the full depth of the property, this generous sized double bedroom is beautifully light courtesy of a large window overlooking the quiet cul de sac and a further velux window. It benefits from fitted wardrobes, drawers and a dressing table to one wall and there is still space to accommodate further freestanding bedroom furniture. A door leads onto the landing.

BEDROOM TWO 3.78m x 3.00m max (12'4" x 9'10" max)
Positioned to the front of the property with a window overlooking the quiet cul de sac, this double bedroom has fitted wardrobes and drawers to one wall and there is still space for further freestanding furniture. A door leads onto the landing.

BEDROOM THREE 2.77m x 3.05m max (9'1" x 10'0" max)
This neutrally decorated double bedroom benefits from fabulous views over the countryside from its rear facing window. There is space to accommodate freestanding bedroom furniture. A door leads onto the landing.

SHOWER ROOM 2.17m x 1.62m max (7'1" x 5'3" max)
This contemporary shower room is fitted with gloss white vanity furniture incorporating storage with a concealed cistern W.C. and a hand wash basin. There is a walk in quadrant shower enclosure with a thermostatic mixer shower. The room is partially tiled with white tiles and LVT flooring underfoot. A chrome heated towel rail and spotlights complete the look. An obscure window allows natural light to enter. A door leads onto the landing.

REAR GARDEN
To the rear of the property is a fantastic garden space which has been well planned to include a large patio area perfect for entertaining and al fresco dining, a lawned area and well established borders with shrubs. The garden has an open aspect to the rear which offers far reaching countryside views. A paved path gives access round the side of the property.

FRONT, GARAGE & PARKING 2.58m x 3.07m max (8'5" x 10'0" max)
To the front of the property is a lawned garden with established shrubs to the perimeter, a driveway with parking for two vehicles leads up to the garage/store which has been altered to create the utility room within the property so is not large enough to accommodate a vehicle.

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.