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Main Picture
Entrance
Lounge
Lounge
Lounge
Dining Room
Conservatory
Conservatory
Breakfast Kitchen
Breakfast Kitchen
Breakfast Kitchen
Breakfast Kitchen
Dining Area
WC
Stairs To First Floor
First Floor Landing
First Floor Landing
Master Bedroom
Master Bedroom
En-Suite Bathroom
En-Suite
En-Suite
Bedroom Two
Bedroom Three
Bedroom Three
Family Shower Room
Family Shower Room
External Front & Rear
External Rear
External Rear
External Front & Rear
External Rear
External Rear
Main Picture
Entrance
Lounge
Lounge
Lounge
Dining Room
Conservatory
Conservatory
Breakfast Kitchen
Breakfast Kitchen
Breakfast Kitchen
Breakfast Kitchen
Dining Area
WC
Stairs To First Floor
First Floor Landing
First Floor Landing
Master Bedroom
Master Bedroom
En-Suite Bathroom
En-Suite
En-Suite
Bedroom Two
Bedroom Three
Bedroom Three
Family Shower Room
Family Shower Room
External Front & Rear
External Rear
External Rear
External Front & Rear
External Rear
External Rear

The Stamp Duty for this property would be £2,300     (Show break down)

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Total SDLT due

Below is a breakdown of how the total amount of SDLT was calculated.

Up to £125k(Percentage rate 0 %)

Above £125k and up to £250k (Percentage rate 2 %)

Above £250k and up to £925k (Percentage rate 5 %)

Above £925k and up to £1.5m (Percentage rate 10 %)

Above £1.5m (Percentage rate 12 %)

Up to £300k(Percentage rate 0 %)

Above £300k and up to £500k(Percentage rate 0 %)

*This is for illustrative purposes only

Extended Semi-Detached House

Two Reception Rooms Plus Conservatory

Three Double Bedrooms/ Ensuite Bathroom

Family Shower Room Plus Downstairs WC

Parking To Front / Garden To Rear

No Onward Chain

** NO ONWARD CHAIN ** DECEPTIVELY SPACIOUS EXTENDED SEMI- DETACHED HOME ** IDEAL FOR THE GROWING FAMILY ** POPULAR RESIDENTIAL LOCATION ** THREE DOUBLE BEDROOMS ** An internal viewing is highly recommended to appreciate the accommodation on offer. Set on a small private residential cul-de-sac in a popular sought after area of Netherton and approximately 200 yards to bus stop to Huddersfield town centre. This extended property offers spacious accommodation for a growing family and also parking to accommodate also. The property has the benefit of: two reception room plus large conservatory, two bathrooms plus downstairs WC, three double bedrooms, solid oak flooring and doors to the ground floor and spacious breakfast kitchen. Upvc double glazing, gas fired central heating and full security alarm system. The accommodation briefly comprises: Ground floor, vestibule, lounge, dining room, breakfast kitchen and WC. First floor, spacious landing / office, three double bedrooms, master with en-suite bathroom and family shower room. Externally there is a driveway with off road parking for multiple vehicles and to the rear is a lawned garden and paved patio. Viewing by arrangement with Holroyd & C0.

Entrance
The property is entered into the vestibule via a Upvc and glazed door. There is a central heating radiator, solid oak flooring, ceiling light and staircase rising to the first floor. Doors lead to the following accommodation:

Lounge 6.45m (21' 2') x 3.98m (13' 1')
Extremely spacious reception room with solid oak flooring, two central heating radiators and dual aspect Upvc double glazed windows to the front and rear elevations. Living flame gas fire TV connection point, coving and two ceiling lights. Door to dining room.

Dining Room 3.03m (9' 11') x 2.75m (9' 0')
Having solid oak flooring, vertical central heating radiator, coving and ceiling light. Door to kitchen and open aspect into the conservatory.

Conservatory 4.47m (14' 8') x 2.61m (8' 7')
All weather conservatory positioned to the rear of the property looking out to the rear garden. Solid oak flooring, two central heating radiators, TV connection point, Upvc double glazed windows and Upvc French doors opening onto the rear garden.

Breakfast Kitchen 6.76m (22' 2') x 2.63m (8' 8')
Forming part of the extension this super sized breakfast kitchen is fitted with a generous amount of units, finished in white gloss with contrasting work tops incorporating a one and half bowl stainless steel sink with mixer tap, complementary tiling to splash backs and down lights to the wall units. Integrated appliances include: five ring gas hob with stainless steel extractor hood, eye level double electric oven and grill, dishwasher, fridge freezer and microwave. Plumbing is available for a washing machine and vent for tumble dryer both of which have housing in the base units. Tiled floor, ceiling light and Upvc double glazed window to the front elevation.

Dining Area
The dining area to the kitchen has a central heating radiator, tiled floor, Upvc double glazed window to the rear elevation, door to dining room and Upvc door to the rear entrance.

WC 1.87m (6' 2') x 1.67m (5' 6')
White suite comprising: low level WC, hand wash basin with chrome monobloc tap, tiling to splash back and vanity mirror, solid oak flooring and ceiling light.

Stairs To First Floor
A staircase with attractive wooden spindle balustrade provides access to the first floor.

First Floor Landing
Spacious split landing where part is fitted with floor to ceiling wardrobes and currently used as an office, has wood effect laminate flooring and Upvc double glazed window to the rear elevation. The other part to the landing is carpeted and provides access to an insulated and boarded loft via a drop down ladder.

Master Bedroom 3.63m (11' 11') x 2.95m (9' 8')
Forming part of the extension the master bedroom is positioned to the rear of the property and has a Upvc double glazed window, central heating radiator, ceiling light and access to an insulated loft. Door to en-suite bathroom.

En-Suite Bathroom 2.95m (9' 8') x 2.37m (7' 9')
Generous sized en-suite bathroom with four piece white suite comprising: WC with concealed cistern, hand wash basin with chrome monobloc tap, double ended bath with mixer shower and corner shower cubicle with thermostatic shower. Chrome ladder style heated towel rail, tiled floor, partially tiled walls, inset down lights to the ceiling and frosted Upvc double glazed window. Useful built in cupboard housing the central heating system.

Bedroom Two 3.65m (12' 0') x 2.72m (8' 11')
Having fitted floor to ceiling wardrobes, over bed storage cupboards and matching bedside cabinets. Wood effect laminate flooring, central heating radiator, ceiling light and Upvc double glazed window overlooking the rear garden.

Bedroom Three 3.16m (10' 4') x 2.68m (8' 9')
Bedroom three is set to the front of the property and has fitted floor to ceiling wardrobes, central heating radiator, ceiling light and Upvc double glazed window.

Family Shower Room 2.43m (8' 0') x 1.63m (5' 4')
White suite comprising: WC with concealed cistern, hand wash basin with chrome monobloc tap and double shower cubicle with thermostatic shower and tiled walls to the shower cubicle. Useful built in storage cupboards to the bulk head, tiled floor, extractor fan, central heating radiator, inset down lights to the ceiling and frosted Upvc double glazed window.

External Front & Rear
To the front of the property is a generous driveway with parking for multiple vehicles.
To the rear of the property is a lawned garden with well established plants and shrubs, large paved patio and pathway to the side of the property.

External Rear
Directions:
Leaving Huddersfield, onto Castlegate A62. Turn right onto Chapel Hill A616
Continue to follow A616. Continue straight onto Meltham Road B6108. Turn
Turn left onto Bridge Street /A616, continue to follow A616. Turn right onto Stockwell Hill/B6110, continue to follow B6110. Turn left onto Bank Foot Lane
Turn left onto Hawkroyd Bank Road. Turn right onto Falconers Ride. Turn right onto Osprey Drive. The left onto Merlin Court where the property can be identified by our sale board.

0.1
Turn right onto Merlin Ct
Destination will be on the left

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Floor Plan 1

IMPORTANT NOTICE

Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquires to ensure that our descriptions are likely to match any expectations you may have of the property. We have not tested any services, systems or appliances at this property. We strongly recommend that all the information we provide be verified by you on inspection, and by your Surveyor and Conveyancer.

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