Greenwoods Reap Hirst Road Birkby HD2 2DD ****PART EXCHANGE CONSIDERED**** TUCKED AWAY DOWN A COUNTRY LANE AND STANDING WITHIN BEAUTIFUL WELL SCREENED GROUNDS IS THIS FOUR BEDROOMED DETACHED FAMILY HOME & DETACHED ANNEX Overlooking the Grimescar Valley, this fine home stands in private grounds of approximately 2/3rds of an acre with electric gated entrance The accommodation is served by a gas central heating system, PVCu double glazing, monitored security alarm and briefly comprises entrance hall, living room, dining room, breakfast kitchen, utility room and downstairs wc First floor four bedrooms all with fitted wardrobes, en-suite bathroom and house bathroom Externally there is a large double garage and self contained annex offering additional versatility for use as an independent relative/teenage annex, home gym, hobby room, office etc There is off road parking for a number of vehicles and delightful established gardens The vendors are willing to Chainbreak EPC Band - E Offers around 575,000 26 Lidget Street, Huddersfield, HD3 3JP Tel: 01484 651878 Huddersfield Tel: 01484 651878 Wakefield Tel: 01924 361631 Barnsley Tel: 01226 731730 Holmfirth Tel: 01484 689689 Penistone Tel: 01226 762400 Kirkburton Tel: 01484 603399 wwwsimonblythcouk

GROUND FLOOR The accommodation comprises on the ground floor :- A timber and multi pane glazed door opens into the entrance hall ENTRANCE HALL This has a polished Oak spindled staircase rising to the first floor There is a PVCu double glazed window to the side elevation, ceiling light point, picture rail and radiator From the hallway access can be gained to the following rooms :- DOWNSTAIRS WC 175m x 081m approx (5'9" x 2'8" approx ) With a frosted PVCu double glazed window, ceiling light point, floor to ceiling tiled walls, central heating radiator, fitted mirror and having a white suite comprising vanity unit incorporating wash basin and a low flush wc LIVING ROOM 648m x 452m approx (21'3" x 14'10" approx ) This well proportioned reception room is filled with natural light from two PVCu double glazed windows and patio door which take advantage of a lovely aspect over a verandah and with views over delightful gardens beyond There are two radiators, ceiling light points, coving, picture rail, wall light points and as the main focal point of the room there is a feature fireplace with polished timber surround, conglomerate marble inset and home to a coal effect gas fire which rests on a conglomerate marble hearth

DINING ROOM 554m x 465m approx (18'2" x 15'3" approx ) Once again this is another well proportioned room which is filled with natural light from three PVCu double glazed windows to two elevations There are two ceiling light points, coving, picture rail, two radiators and as the main focal point of the room there is a timber fire surround with conglomerate marble inset and home to a coal effect gas fire resting on a conglomerate marble hearth BREAKFAST KITCHEN 427m x 330m approx (14'0" x 10'10" approx ) With two PVCu double glazed windows together with timber and glazed windows and a timber and glazed door leading into the utility room There is a radiator, spotlights, part tiled walls and fitted with a range of light oak faced base and wall cupboards, drawers, contrasting worktops, glazed display cupboard with glass shelving and downlighters, concealed lighting beneath the wall units, inset 1 ½ bowl single drainer sink and mixer tap, range style cooker with seven burner gas hob, double oven and grill with extractor hood over, wine rack, integrated dishwasher UTILITY ROOM 345m x 234m approx (11'4" x 7'8" approx ) With PVCu double glazed windows and PVCu sealed unit double glazed door, tiled floor and range of base cupboards with worktops and plumbing for automatic washing machine FIRST FLOOR THREE-QUARTER LANDING With PVCu double glazed window with lovely aspect over the Grimescar Valley There are two ceiling light points, radiator, loft access and linen cupboard From the landing access can be gained to the following rooms :-

BEDROOM 1 462m x 462m approx (15'2" x 15'2" approx ) This spacious double room has dual aspect PVCu double glazed windows which provide plenty of natural light There is a ceiling light point, radiator, two wall light points and having a range of fitted furniture including floor to ceiling wardrobes, fitted double bedhead with matching bedside tables and dressing table with drawers beneath To one side a door gives access to an en-suite bathroom EN-SUITE BATHROOM 432m x 183m approx (14'2" x 6'0" approx ) With frosted PVCu double glazed windows to two elevations, inset halogen downlighters, floor to ceiling tiled walls, wall light incorporating shaver socket, radiator and fitted with white suite comprising panelled bath with mixer tap incorporating handspray, pedestal wash basin, bidet, low flush wc, and recessed shower cubicle with electric power shower fitting BEDROOM 2 452m x 373m approx (14'10" x 12'3" approx ) With PVCu double glazed windows to two elevations There are two ceiling light points, picture rail, radiator and to one wall there are a bank of fitted floor to ceiling wardrobes

BEDROOM 3 351m x 274m max approx (11'6" x 9'0" max approx ) With a PVCu double glazed window enjoying lovely views over the garden and Grimescar Valley There is a radiator, ceiling light point, picture rail and fitted floor to ceiling wardrobes BEDROOM 4 335m x 269m max approx (11'0" x 8'10" max approx ) With a PVCu double glazed window having some lovely open views over the Grimescar Valley There is a radiator, ceiling light point, picture rail and fitted floor to ceiling wardrobes BATHROOM 254m x 206m approx (8'4" x 6'9" approx ) With part frosted PVCu double glazed window, ceiling light point, radiator, wall light incorporating shaver socket, cylinder cupboard and having a white suite which comprises panelled bath with electric power shower fitting over, pedestal wash basin and low flush wc DETACHED ANNEX This is attached to the double garage and is approached through a PVCu and sealed unit and double glazed door into a hallway HALLWAY This has a radiator, alarm, two ceiling light points and to one side there is a single drainer stainless steel sink with tiled splashback, base cupboard and wall mounted Gloworm gas fired combination central heating boiler From the hallway access can be gained to the following rooms :- ROOM 1 472m x 282m approx (15'6" x 9'3" approx ) With three PVCu double glazed windows to two elevations, radiator, two ceiling light points and plug sockets ROOM 2 282m x 213m approx (9'3" x 7'0" approx ) With PVCu double glazed windows to two elevations, radiator and ceiling light point WC 168m x 145m approx (5'6" x 4'9" approx ) With pedestal wash basin with tiled splashback, low flush wc, radiator and ceiling light point PARKING The property is approached through twin timber electric gates which open onto a gravelled driveway which provides off road parking with further parking down the side of the property From the driveway access can be gained to the double garage DOUBLE GARAGE 701m x 599m approx (23'0" x 19'8" approx ) With two up and over doors, separate personnel door, frosted PVCu double glazed window to the side elevation, power, light, alarm, cold water tap and roof void storage

GARDENS A particular feature of this fine property are its wonderful gardens which are well screened and offer a high degree of privacy To the front there is a covered verandah with quarry tiled floor and three wall lights From here there is a lovely aspect over the garden with a raised flagged patio leading down to a level lawned garden which is bordered by trees, flowers and shrubs and at the foot of this section of garden there is a large hedge with pathway to one side leading to a further shaped lawned garden which once again offers a high degree of privacy and is bordered by mature trees, flowers and shrubs There are various gravel pathways which meander around the gardens To the side of the property there is a lawned garden, rockery, detached garden store, block paved patio area, timber decking with spindled balustrade overlooking an pond with small stream which meanders down the far perimeter

AERIAL VIEW ADDITIONAL DETAILS CENTRAL HEATING The property has a gas fired central heating system with separate boilers for the house and annex ALARM The property is fitted with a monitored security alarm VIEWING: For an appointment to view, please contact the Huddersfield Office on 01484 651878 DIRECTIONS Proceed out of Huddersfield up New North Road and continue straight ahead at the traffic lights onto Edgerton Road, this merges into Halifax Road At the next set of traffic lights by The Cavalry Arms Public House turn right down Birkby Road and continue down the hill then turn left onto Reap Hirst Road then after a short distance take the second turning right onto a country lane which is a continuation of the Reap Hirst Road then turn first right and follow the lane until reaching Greenwoods on the right hand side BOUNDARY OWNERSHIP The boundary ownerships and tenure of the property have not been checked on the title deeds for any discrepancies or rights of way if any (This is a standard statement on all our brochures due to the Property Misdescription's Act)

COPYRIGHT Unauthorised reproduction prohibited FLOOR PLANS Sketch Plan for illustrative purposes only All measurements, walls, doors, windows, fittings and appliances, their sizes and locations are shown conventionally and are approximate only, and cannot be regarded as being a representation either by the Seller nor his agent Copyright: Drawing by Simon Blyth Estate Agents Unauthorised reproduction prohibited FREE VALUATIONS If you are thinking of a move then take advantage of our FREE valuation service, telephone our nearest office for a prompt and efficient service IMPORTANT NOTES When we were asked to place the property on the market, certain information was not verified In particular none of the services or fittings and equipment have been tested and we are therefore unable to give warranties of any kind (This is a standard statement on all our brochures due to the Property Misdescription's Act) MAILING LIST Keep up to date with all our new properties Let us know your price range, the area and type of home you require by registering on our mailing list MEASUREMENTS Please note that all measurements are for general guidance purposes only Due to variations and tolerances in metric and imperial measurements, measurements contained in these particulars must not be relied upon Purchasers must arrange for their own measurements to be taken if ordering carpets, curtains, furniture or other equipment MORTGAGE ADVICE Simon Blyth Estate Agents understand that getting appropriate mortgage advice is a crucial part of the home buying process Finding a suitable mortgage has always been something of a daunting experience which is why we would like to introduce you to our independant mortgage advisors They provide tailored mortgage solutions through a wealth of experience in the mortgage and property market and offer access to the full unrestricted range of products available Our advisors are dedicated to providing ongoing guidance and advice throughout the entire house purchase process keeping you, your estate agent and solicitor involved with continual updates on the progress Once in your new home they will be available for ongoing support to build a long term relationship for your future mortgage planning Your home may be repossessed if you do not keep up repayments on your mortgage For friendly expert advice on your mortgage requirements, or to discuss the potential of making your ideas a reality then please call in or phone for a chat

OFFICE OPENING TIME 7 DAYS A WEEK Monday to Friday - 9:00 am to 5:30 pm Saturday - 9:00 am - 4:00 pm Sunday - 11:00 am - 2:00 pm Details printed 05/08/13 Energy Performance Certificate Greenwoods Reap Hirst Road HUDDERSFIELD HD2 2DD Dwelling type: Detached house Date of assessment: 31 May 2011 Date of certificate: 31 May 2011 Reference number: 0989-2879-6155-9179-2515 Type of assessment: RdSAP, existing dwelling Total floor area: 183 m 2 This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO 2 ) emissions Energy Efficiency Rating Very energy efficient - lower running costs (92 plus) (81-91) (69-80) (55-68) (39-54) (21-38) (1-20) A B C D E Not energy efficient - higher running costs England & Wales F G Current 48 EU Directive 2002/91/EC Potential 61 The energy efficiency rating is a measure of the overall efficiency of a home The higher the rating the more energy efficient the home is and the lower the fuel bills are likely to be Environmental Impact (CO 2 ) Rating Very environmentally friendly - lower CO 2 emissions (92 plus) (81-91) (69-80) (55-68) (39-54) (21-38) (1-20) A B C D E F G Not environmentally friendly - higher CO 2 emissions England & Wales Current 41 EU Directive 2002/91/EC Potential 55 The environmental impact rating is a measure of a home's impact on the environment in terms of carbon dioxide (CO 2 ) emissions The higher the rating the less impact it has on the environment Estimated energy use, carbon dioxide (CO 2 ) emissions and fuel costs of this home Current Potential Energy use 302 kwh/m 2 per year 218 kwh/m 2 per year Carbon dioxide emissions 11 tonnes per year 77 tonnes per year Lighting 110 per year 70 per year Heating 1651 per year 1241 per year Hot water 169 per year 115 per year You could save up to 504 per year The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and carbon emissions of one home with another To enable this comparison the figures have been calculated using standardised running conditions (heating periods, room temperatures, etc) that are the same for all homes, consequently they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc; nor do they reflect the costs associated with service, maintenance or safety inspections Always check the certificate date because fuel prices can change over time and energy saving recommendations will evolve Remember to look for the Energy Saving Trust Recommended logo when buying energy-efficient products It's a quick and easy way to identify the most energy-efficient products on the market This EPC and recommendations report may be given to the Energy Saving Trust to provide you with information on improving your dwelling's energy performance Page 1 of 6