Park Avenue, Shelley, HD8 8JY

A DELIGHTFUL AND BEAUTIFULLY PRESENTED TWO-BEDROOM COTTAGE-STYLE HOME, OCCUPYING A SOUGHT-AFTER POSITION WITHIN THE HIGHLY DESIRABLE VILLAGE OF SHELLEY.

THIS ATTRACTIVE TERRACE PROPERTY OFFERS THE UNUSUAL BENEFIT OF A DRIVEWAY, TOGETHER WITH WELL-MAINTAINED GARDENS TO BOTH THE FRONT AND REAR, CONVENIENTLY LOCATED WITHIN EASY REACH OF LOCAL AMENITIES, SCHOOLING AND VILLAGE SERVICES, THE PROPERTY IS BEAUTIFULLY PRESENTED THROUGHOUT AND READY FOR IMMEDIATE OCCUPATION.

AN IDEAL PURCHASE FOR FIRST-TIME BUYERS, DOWNSIZING OR INVESTORS ALIKE. EARLY VIEWING IS HIGHLY RECOMMENDED THROUGH EARNSHAW ESTATES.

Location Ideally placed for access to local amenities, the village school and surrounding countryside, this attractive home will appeal to first-time buyers, down-sizing and investors alike.

Shelley is a very desirable village, with excellent schooling available. A good choice of doctors, local amenities, pubs and beautiful village countryside walks.

Summary Occupying a sought-after village location, this delightful two-bedroom modern cottage-style home offers beautifully presented accommodation, complemented by generous outdoor space and the rare advantage of a driveway providing off-road parking for multiple vehicles.

The property enjoys an attractive lawned frontage with mature planting, whilst to the rear is a private, enclosed south-facing garden designed for ease of maintenance, featuring a paved seating area and pleasant open views beyond plus shed storage.

Internally The accommodation is well proportioned throughout and briefly comprises an entrance hall, a spacious neutrally decorated lounge with feature fireplace and wooden effect hard flooring which leads to the bright dining kitchen fitted with a range of units, freestanding American fridge freezer, and freestanding white goods.

Patio doors opening directly onto the rear garden. Ideal for summer entertaining and free flowing living.

To the first floor are two generous double bedrooms, including a principal bedroom with useful walk-in wardrobe, together with a stylishly appointed house bathroom fitted with a contemporary three-piece suite and shower over bath.

Exterior To the front, a lengthy driveway provides parking for multiple vehicles alongside an attractive lawned garden with established shrubs and planting.

To the rear, the enclosed south-facing garden enjoys a good degree of privacy and features a paved patio, decorative gravel and rockery sections, stone walling and secure fencing, and shed for storage.

ADDITONAL INFORMATION Material Information - TENURE: Freehold ADDITIONAL COSTS: There are no additional costs associated with the property, shared areas or development.

COUNCIL AND COUNCIL TAX BAND: Kirklees Band - B EPC RATING: C PROPERTY CONSTRUCTION: Standard stone construction.

PARKING: Driveway RIGHTS AND RESTRICTIONS: N/A DISPUTES: There have not been any neighbour disputes. BUILDING SAFETY: There have not been any structural alterations to the property.

There are no known structural defects to the property.

PLANNING PERMISSIONS AND DEVELOPMENT PROPOSALS: There are no known planning applications on neighbouring properties or land and the vendor confirmed they have not received any notices.

*Please note we do not check the local planning applications so please do so yourself before proceeding.

UTILITIES: Water supply - Mains water Sewerage - Mains Electricity - Mains Heating Source - Mains Gas ENVIRONMENT: There has not been any flooding, mining or quarrying which has affected the property throughout our vendor's ownership.

DISCLAIMER 1.

PROPERTY MISDESCRIPTION ACT 1967 & 1991: Although we endeavour to make the details and measurements of each property as accurate as possible, please take these as an estimate only, made from the information supplied by the vendor, and our visual inspection of the property.

2.

MEASUREMENTS are taken electronically using a device and we cannot fully guarantee their accuracy, so we advise these are used as an estimate, and that you take your own measurements if upon viewing the property to ensure these are to your personal satisfaction for any carpets, furniture or other household furnishings.

3.

QUALITY TESTING: No services, apparatus, equipment, fixtures, fittings or any other things have been tested by Earnshaw Estates and we are unable to verify that these are in working order or fit for purpose.

We therefore advise buyers to obtain verification from their own tradesperson, surveyor, solicitor or otherwise qualified professional who is able to provide such assurances.

Earnshaw Estates are also unable to verify the quality, or condition of any property, land, buildings or additional features, so we advise that buyers obtain their own surveys and speak to a professional regarding this.

We will not accept any responsibility or liability in connection with this. 4. TENURE: Any reference to the tenure of a property is based on information supplied by the seller.

Earnshaw Estates has not had reviewed the title documents and has not checked the tenure, boundaries, rights or restrictions with the Land Registry, so we advise buyers and any other persons who seek to rely on such information to obtain verification from their own solicitor or legal professional.

Earnshaw Estates accept no responsibility for any errors or omissions in this regard. 5.

MONEY LAUNDERING: We may ask for further details regarding proof of your identification and proof of funds upon receiving your offer on a property. Please provide these in order to reduce any delay.