Brookroyd View, Birstall, WF17 0EN

A spacious modern four bedroom town house which is conveniently located within easy access of Birstall town centre, local amenities and a short drive from junction 27 of the motorway network.

Immaculately maintained throughout and available for occupation with minimum expense. The property benefits from UPVC double glazing and gas central heating system.

Briefly comprises, entrance hall, guest cloak / WC, dining kitchen, second sitting room, lounge, four bedrooms, en-suite to master, family bathroom, off-street parking to front, enclosed garden to rear.

ACCOMMODATION BREAKFAST KITCHEN - 15`8` x 8`3` With a range of modern base and wall units incorporating single drainer stainless steel sink unit, complementary work surfaces, the integrated appliances include, electric hob, electric oven, fridge, freezer, dish washer and washing machine, inset down lights, UPVC French doors lead onto the rear garden.

SITTING ROOM 16`7` x 8`10` A multi-purpose room converted from the garage, with double glazed window to front and laminate flooring.

HALL - 16`1 x 6`5 Tiled flooring, under stairs storage area, courtesy door to garage. GUEST CLOAK / WC 5`7` x 2`11` Low flush wc, wash hand basin.

Stairs to first floor LOUNGE - 15`11` maximum x 14`7` Well presented good sized L shaped reception room with views over rear garden.

BEDROOM ONE - 11`4` x 8`10` plus ensuite Fitted wardrobes to one wall. EN SUITE SHOWER ROOM - 6`5` x 3`9` Three piece comprising shower cubicle, vanity wash hand basin, low flush wc.

Stairs to second floor BEDROOM TWO - 12`7` x 8`10` plus wardrobes Fitted wardrobes to recess. BEDROOM THREE - 10`10` x 8`8` plus recess Fitted wardrobes. BEDROOM FOUR - 6`9` x 5`1` With velux window.

BATHROOM - 6`7` x 6`1` With four-piece suite comprising bath, separate fully tiled shower area, low flush wc, pedestal wash hand basin and heated towel rail.

OUTSIDE The property has off street parking to front. The rear of the property benefits from an enclosed garden laid mainly to lawn with paved patio area.

DIRECTIONS From Birstall office proceed to the Smithies traffic lights, turn left onto Bradford Road in the direction of Batley, proceed until you reach Brookroyd Lane, turn left onto Brookroyd Lane, continue ahead, turn left onto Brookroyd View where the property will be found on your left identified by the Watsons for sale board.

VIEWINGS By appointment with the Birstall office. Notice Please note we have not tested any apparatus, fixtures, fittings, or services.

Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.