Sands Lane Mirfield, Mirfield, WF14

ENTRANCE HALL Good sized inner entrance hallway leading to all rooms. 

DINING KITCHEN 18' 6" x 14' 5" (5.64m x 4.39m) Large dining kitchen with space for dining table and cozy sitting area in front of the stove, open plan leading to the garden room. With an array of fitted units with round edge laminate worktops, composite sink, integrated dishwasher, pull out bins, two sets of Neff double ovens and integrated Neff full height firidge and full height freezer, fitted induction hob with cooker hood. 

GARDEN ROOM 16' 4" x 10' 11" (4.98m x 3.33m) Overlooking the garden with double glazed patio doors, two large skylight windows, flood the light in to this garden room making it a great place to relax. 

UTILITY ROOM 7' 0" x 6' 5" (2.13m x 1.96m) Useful utility room with worktops, composite sink and plumbing for a washing machine. 

BEDROOM 13' 8" x 12' 9" (4.17m x 3.89m) Good sized double bedroom with dressing room and en-suite bathroom with modern, fully tiled, bathroom suite comprising P' shaped bath with shower screen and overhead mixer shower and rainfall shower, vanity wash hand basin and wc. 

BEDROOM 13' 5" x 11' 1" (4.09m x 3.38m) Inner bedroom with skylight, and en-suite shower room comprising three piece suite with double shower cubicle, wash hand basin and wc. 

BEDROOM 14' 010" x 8' (4.52m x 2.44m) Double bedroom with large en-suite shower room comprising three piece suite with shower cubicle, wash hand basin and wc. 

BASEMENT 14' 11" x 8' 1" (4.55m x 2.46m) Vaulted cellar. 

GARAGE AND SUN ROOM Detached timber garage and sun room with large driveway with parking for several cars. 

EXTERIOR Access through a gated driveway, surrounding mature gardens to the property with an array of shrubs and small fruit trees. 

TENURE Freehold 

COUNCIL TAX A 

WHAT3WORDS ///powering,rainfall.field 

EPC D 

AGENT NOTES 1.MONEY LAUNDERING REGULATIONS: 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.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER YORKSHIRES FINEST LIMITED NOR ANY OF ITS EMPLOYEES HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.