7 Field Lane RASTRICK

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2 7 Field Lane RASTRICK A deceptively spacious individually designed family home enjoying modern decor and fitment throughout with accommodation set out over three floors. Parking, garage and gardens. LOWER GROUND FLOOR Entrance Hall En-suite Bedroom Kitchen/Living Room WC / Cloakroom Integral Garage GROUND FLOOR Hall Open plan Kitchen/ Dining and Lounge Area Utility Room Bedroom Three En suite FIRST FLOOR Landing Master Bedroom Dressing Room with En-Suite Bedroom 4 Bedroom 5/Study Family Bathroom DISTANCES Leeds approx 15 miles. Manchester approx 30 miles.

3 LOCATION 7 Field Lane is located close to Brighouse, which is situated just off the M62 on junction 25. The town is extremely well placed with links to other large towns such as Halifax and Huddersfield. Manchester and Leeds are just 35 minutes and 20 minutes away respectively. There is also a railway station within the centre which provides access to the cities of Leeds, Bradford and Manchester. The town has developed well and is now home to over 170 businesses with many high street shops, restaurants, bars, hairdressers, and supermarkets. A swimming pool is just a short distance from the centre. Brighouse also includes several traditional shops selling anything from special cheeses to pet supplies. Both Manchester International Airport and Leeds Bradford airport are easily accessible. GENERAL INFORMATION Having been individually designed, the modern glass entry door opens into a contemporary hallway which benefits from floor to ceiling window and modern decor with hard-wearing flooring. There are wooden feature lit stairs rising to the upper ground floor and also access through to the first of three en-suite bedrooms. The bedroom is a large double with an en-suite shower room fitted with a three piece suite comprising low level WC, pedestal wash hand basin and a double shower enclosure. On this floor, to the rear, there is a kitchen/living room which is fitted with wall and base units and has roll edge worktops incorporating a stainless steel single drainer sink unit with mixer tap. There is also a door leading through to the integral garage. On the upper ground floor, the landing has double doors which open to the dining room/ kitchen. This is modern fitted kitchen with both wall and base units with roll edge worktops incorporating a one and a half bowl single drainer sink unit with mixer tap. With an array of fitted appliances including an electric fan assisted double oven, four ring gas hob with extractor hood over, fridge, freezer and a dishwasher. There is a fitted breakfast bar, under lighting and plenty of natural light provided by the large window as well as the Velux windows to the ceiling. This room has French doors to the garden and is also open to the lounge area. The lounge area has a modern log burning stove, and again, an abundance of natural light provided by the large windows, the Velux windows and the French doors to the rear garden. To this floor, there is also a useful utility room and a second bedroom fitted with an en-suite shower room. Here, there is a three piece suite comprising low level WC, wash hand basin set into a vanity unit and a separate shower enclosure. To the first floor, there is the master bedroom which has a separate dressing room and another luxury en-suite shower room. This is fitted with a three piece suite comprising low level WC, wash hand basin and a separate shower enclosure. There are also two further bedrooms with bedroom five currently being used as a study. There is also a luxury family bathroom which is fitted with a four piece suite comprising low level WC, pedestal wash hand basin, panelled roll top bath and a separate double shower enclosure. The property is finished to a very high standard throughout with adaptable and spacious living accommodation. EXTERNALS To the front of the property, there is a low maintenance garden which provides off street parking for a number of vehicles and has a dry-stone wall to the roadside. the kitchen and lounge areas, the garden has a low maintenance patio area with decking and feature lit stone steps which rise to the lawn. The lawn garden is well stocked with seasonal flowers and planting including mature trees and a wood store to the rear. This is an enclosed garden with dry-stone walling and elevated views over the surrounding area. FIXTURES AND FITTINGS Only fixtures and fittings specifically mentioned in the particulars are included within the sale. Items not mentioned such as carpets and curtains may be available subject to separate negotiation. LOCAL AUTHORITY Calderdale MBC WAYLEAVES, EASEMENTS AND RIGHTS OF WAYS The sale is subject to all of these rights whether public or private, whether mentioned in these particulars or not. SERVICES We understand that the property benefits from all mains services. Please note that any of the services have not been tested by the agents, we would therefore strictly point out that all prospective purchasers must satisfy themselves as to their working order. TENURE Freehold with vacant possession upon completion. DIRECTIONS TO From Huddersfield Town Centre follow the A641 Bradford Road for approximately 3 miles towards the round-about at Fixby. Here turn left onto Fixby Road and proceed with a further mile towards the next set of traffic lights. Turn right onto New Hey Road and at the mini-round about turn left onto Delf Hill. At the next junction turn right onto Tofts Grove and after a short distance turn left onto Field Lane. The property is located on the left hand side. For Satellite Navigation- HD6 3NX IMPORTANT NOTICE CHARNOCK BATES for themselves and for vendors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline only for the guidance of intended purchasers and do not constitute, nor constitute part of, an offer or contract. (ii) all descriptions, metric and imperial dimensions are approximate, reference to conditions and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. (iii) no person in the employment of Charnock Bates associates has any authority to make or give any representation or warrant whatever in relation to this property. (iv) these particulars do not form part of any offer or contact and must not be relied upon. The rear garden is larger than average and is set over two tiers. Immediately from

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6 HALIFAX Property House, Lister Lane, Halifax HX1 5AX t RIPPONDEN 250 Halifax Road, Ripponden HX6 4BG t HUDDERSFIELD Oak House, New North Road, Huddersfield HD1 5LG t Printed by Pinsharp Digital