*SOLD* *FABULOUS PROPERTY IN THIS PRIME POSITION* "A STUNNING FAMILY HOME" Situated off the main flow of traffic in this cul-de-sac setting, is this extremely appealing two storey, THREE double bedroom detached residence, being well proportioned and tastefully decorated throughout with gas central heating system, uPVC double glazing and security alarm and built in speaker. The property is located within a popular and well regarded residential area of Blackmoorfoot, being close to the Blackmoorfoot Reservoir, highly regarded schools and is accessible for J23 and J24 of the M62 motorway linking Manchester and Leeds. The property briefly comprises of: entrance composite door leads to the reception hallway, downstairs cloakroom/w.c, door leading onto the spacious modern lounge which then leads into the open plan breakfast dining/kitchen, opening out onto this recently built orangery and garden patio and gardens. To the first floor landing there are three good sized bedrooms and a modern house bathroom with master bedroom boasting en-suite facilities. Externally there are gardens to the front aspect with off road parking and driveway leading to the integral garage. To the side a flagged path lead to the rear enclosed garden and private Astro turf lawns. *VIEWING IS HIGHLY RECOMMENDED TO APPRECIATE WHAT THIS PROPERTY HAS ON OFFER* Viewings are by appointment only! Tel the Agent on 01484 644555 *VIRTUAL VIEWING AVAILABLE*

ENTRANCE DOOR
A composite panelled and glass sectioned door leads into:

HALLWAY
Entrance hallway featuring security alarm, wall mounted gas central heating radiator, access to a separate cloaks room and door leading to:

CLOAKS ROOM
A separate downstairs cloaks room with an opaque uPVC double glazed window to the side aspect, comprises of a two piece suite in white consisting of:- corner hand wash pedestal basin, chrome mono bloc mixer tap and low level flush w/c. Finished with wall mounted gas central heating radiator and tiled flooring:

SPACIOUS LOUNGE 4.93m x 3.28m (16'2 x 10'9)
Positioned to the front of the property is this well appointed, neutrally decorated lounge with uPVC window to the front elevation. Feature coving to the ceiling, T.V.point, telephone point and ample power points. Finished with inset ceiling spotlighting, wall mounted central heating radiators, wood effect flooring and a featured staircase rising to the first floor landing:

OPEN PLAN AREA 6.45m x 3.35m (21'2 x 11'0)
A stunning feature to the property is this welcoming breakfast dining kitchen which is set to the rear aspect, leading onto the orangery:

DINING AREA 2.84m x 2.67m (9'4 x 8'9)
Well appointed dining area which opens onto the orangery, ample space for dining table and chairs. Finished with inset ceiling spotlighting, wall mounted gas central heated radiator and wood effect flooring:

ORANGERY / COVERED CANNOPY 3.18m x 3.10m (10'5 x 10'2)
This new addition to this property having been added in 2020 is this spacious conservatory with attached canopy. Offering uPVC double glazing and sliding patio doors which open onto the covered canopy. Finished with wall mounted vertical gas central radiator, wall lighting and wood effect flooring:

BREAKFAST DINING KITCHEN AREA 4.88m x 3.10m (16'0 x 10'2)
Set at the rear aspect is this breakfast dining kitchen with dining area featuring uPVC double glazed windows looking onto the rear garden. Undertaken a complete transformation, beautifully appointed, modern breakfast kitchen being the heart of any home. Featuring a matching range of High Gloss two tone base and wall mounted units in Ash/Grey with soft close fittings, complimentary quartz effect laminate working surfaces with contrasting splash backs, inset scratch resistant sink unit with drainer and designer mixer tap. The kitchen offers gas cooker point, stainless extractor hood over with LED lights, integrated fridge freezer/dishwasher/washing machine. There are matching wall-in storage cupboards, finished with chrome effect ceiling spot lighting, kick board under-lighting, wall mounted gas central heated radiators, laminated wood effect flooring. Doors leading to:

CLOAKS AREA / STORAGE
A side uPVC composite door leading to the inner lobby with useful build-in storage and under stairs storage cupboards. Finished with LED spot lights, wall mounted gas central heated radiator and wood effect flooding:

FIRST FLOOR LANDING
Staircase rises to the first floor landing with glass panelled, solid oak balustrade. Featuring uPVC window to the side aspect, coved ceiling, ceiling spot lighting, access to a storage cupboard and access to a loft hatch with pull down ladder. Doors leading to:

HOUSE BATHROOM
A beautifully presented, recently fitted, tiled, house bathroom with a uPVC window overlooking the rear aspect, consisting of a three piece bathroom suite in white with chrome effect fittings, comprising of: panelled jacuzzi jet bath, hand wash vanity unit incorporating a low level flush W/C. Finished with led inset ceiling spotlighting, wall mounted chrome heated towel rail, ceiling extractor and tiled flooring:

BEDROOM ONE 3.78m x 3.48m (12'5 x 11'5)
A stunning double bedroom with uPVC windows to the rear aspect over looking far reaching countryside views, this a fabulous space with newly fitted built-in wardrobes to two walls which provides ample storage space, matching bed side units (these can be negotiated with the Vendor) ceiling led spot lighting and B&W ceiling speakers. Finished with a wall mounted gas central heated radiator, door leads onto the en-suite:

EN-SUITE
This fully porcelain tiled en-suite/wet room with glass shower screen stainless steel spray jet shower unit, vanity hand wash basin with Monobloc water fall taps incorporating a low level flush W/C. Finished with spotlights, wall mounted chrome heated heating towel rail and tiled flooring:

BEDROOM TWO 3.10m x 2.95m (10'2 x 9'8)
A second double bedroom with uPVC windows set to the front aspect, having built in wardrobes to one wall, LED ceiling spot lighting and a wall mounted gas central heating radiator:

BEDROOM THREE 2.92m x 2.92m (9'7 x 9'7)
A well appointed, good sized third bedroom with uPVC over looking the front aspect. Benefitting from modern fitted wardrobes, LED ceiling spot lighting and wall mounted gas central heated radiator:

GARAGE 5.49m'1.83m 2.44m'0.30m (18'6 8'1)
A good sized garage with up and over doors, power and light, also houses the Worcester Bosch boiler which was installed in 2016, access to the Nest smart thermostat. There is also external water source external tap to the side:

EXTERNALLY
Externally the property boasts off road parking via tarmac tandem driveway to the front aspect which leads to the integrated garage, there is easy access to both side of the property via paved paths, which leads onto the enclosed private rear garden with raised decked patio, astro-turfed area, LED's lighting, featuring external lighting to the front and rear, external power points and taps, A perfect outdoor space for enjoying the summer months with bistro dining and even a further private area set to the rear of the garden for housing your own hot tub: (can be purchased under separate negotiations)

UPGRADES
Items upgraded Newly fitted skirting boards, architrave and all doors
Led spotlights throughout for low energy use.
Recently fitted en-suite with spray jet shower. Porcelain tiles and sensor light up mirrors
Recently fitted bathroom including Jacuzzi bath and tv point, also has porcelain tiles and sensor light up mirror.
Recently fitted oak and glass banister, hand rail.
Fitted modern wardrobes in all 3 bedrooms.
A Worcester Bosch boiler installed in 2016 TO INCLUDE Nest smart thermostat
B&W ceiling speakers in main bedrooms, bathrooms and kitchen diner controlled by Sonos smart amp and app ( BA)
Newly fitted kitchen including integrated washer, dishwasher, fridge, freezer, (the belling range cooker is to be negotiated) and newly fitted hood.
A superb orangery which provide a great family space set to the rear aspect with sliding patio doors.
Smart CCTV TBA.
Security alarm system.
Front outside lights work on movement sensors.
Hard wired lighting at the rear garden.
Loft hatch with access to part boarded loft space. New loft insulation fitted
Newly fitted external composite front and side..
Covered canopy areas in the back garden for alfresco dining
Range oven TBN

FURTHER PHOTOS
A selection of further photos:

ABOUT THE VIEWINGS
Please contact us to arrange a convenient appointment for you on:
Tel-01484 644555 or our office mobile on Mobile Number 07780446202
Email - sales@admresidential.co.uk Or lettings@admresidential.co.uk
We also can offer you a virtual viewing which can be downloaded via the youtub link.
Please ask the agents for the detail.

ABOUT THE AREA
About the area are as follows:
With fantastic commuter links to the Motorway and great schools in the immediate vicinity:
Local Schools: Moor End Academy, Castle Hill School, Oak C of E Primary School, Netherton Infant and Nursery School: To the south-west of Huddersfield lies Blackmoorfoot Reservoir sits between Meltham and Slaithwaite. A short but sweet walking route takes you through tranquil woodland and gives plenty of lovely views across the reservoir and the countryside around it.

Council Tax Bands
The council Tax Banding is "D"
Please check the monthly amount on the Kirklee Council Tax Website .

Tenure
This property is Freehold

EPC
https://find-energy-certificate.service.gov.uk/energy-certificate/2668-0000-0205-2715-0904

BOUNDARIES AND OWNERSHIPS
Please Note, that the boundaries and ownerships have not been checked on the title deeds for any discrepancies or rights of
way. It is advised that prospective purchasers should make their own enquiries before proceeding to exchange of contracts.

DISCLAIMER
Although these particulars are thought to be materially correct their accuracy cannot be guaranteed and they do not form part of any contract. These particulars, whilst believed to be accurate are set out as a general outline for guidance only and do not constitute any part of an offer or contract.
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.
Appliances & services have not been tested. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy.

No person in this firm's employment has the authority to make or give any representation or warranty in respect of the property.

COPYRIGHT ADM PARTICULARS
Please Note: Unauthorized reproduction prohibited.