31Valley Way, Holmfield, Halifax, Calderdale, HX2 9PX

Offered for sale is this well presented 2/3 bedroom semi-detached family home situated in this sought after residential location close to local amenities.

The accommodation has the benefit of both gas central heating and upvc double glazing.

Also briefly comprises: - Side entrance lobby, entrance hall, and spacious lounge open to dining room /possible third bedroom.

Breakfast kitchen, downstairs bathroom and rear entrance lobby, two first floor double bedrooms.

Front garden, driveway providing off road parking and private enclosed rear garden with summer house/man cave.

ACCOMMODATION COMPRISES: - GROUND FLOOR Side entrance porch With composite glazed external door and surround.

Inner entrance hall With double radiator, useful store under stairs housing combination condensing boiler.

Spacious lounge 5.06 m (16’7) x 3.34 m (10’11) With log affect electric fire, double glazed patio door, television point, double radiator and laminated floor.

Partially open to: - Dining room/second reception room/possible third bedroom 3.62 m (11’10) x 3.35 m (11’0) With upvc French doors and laminated flooring.

Breakfast kitchen 3.73 m (12’3) x 2.70 m (8’10) Part tiled, multi bowl stainless steel sink unit with mixer tap, range of wall and base units with laminated work surfaces, incorporating breakfast bar, integrated gas hob, electric oven and extractor and plumbing for automatic washing machine.

Space for fridge/freezer and double radiator.

Ground floor bathroom With three piece white suite incorporating shower/bath with mixer shower and curved glazed shower screen, wash hand basin and low flush wc, inset spotlights and chrome heated towel radiator.

Rear entrance lobby With upvc external door and surround and shelving. FIRST FLOOR Landing Front double bedroom/bedroom 1 4.60 m (15’1) x 3.36 m (11’0) With large dorma window and single radiator.

Double bedroom/bedroom 2 3.49 m (11’5) x 2.70 m (8’10) With large dorma window and single radiator.

External Lawned front garden with mature tree and shrub borders and walk way, crazy paved driveway providing ample off road parking to the side.

To the rear of the property there is a most pleasant, private and enclosed flat garden space incorporating large flagged patio, raised flowerbeds, artificial grassed area.

Summer house/man cave 4.60 m (15’) x 2.75 m (9’0) With power and lighting, television point, built in bar and shelving, double doors and laminate flooring. Services All main services are installed.

The property has the benefit of both gas central heating and upvc double glazing. The Council tax band for the property is band C. Awaiting the Energy Efficiency rating for the property.

Disclaimer These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do not constitute an offer of contract.

Intending purchasers/tenants must rely on their own inspection of the property. None of the above appliances/services have been tested by ourselves.

We recommend purchasers arrange for a qualified person to check all appliances/services before legal commitment. MONEY LAUNDERING REGULATIONS: 1.

Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale. 2.

General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property