Coach Road, Hove Edge, HD6 2LX

The accommodation briefly comprises: A spacious entrance hall, cloaks/w.c., a generous lounge and a dining kitchen. To the first floor there are three good sized bedrooms and a family shower room. The attic has been converted into loft room which the current vendors use as a double bedroom. (The attic conversion does not have a building control certificate, but there is an indemnity insurance policy in place)

Externally, there is a good-sized driveway leading to single garage with attractive gardens to the front and rear boasting a range of mature plants and shrubs. There is a Indian flagged patio seating area along with a decked area that is home to a large hot tub which is included in the sale of this spectacular home. Property in this locality always creates strong interest, therefore an early viewing is urged.

This superb property is within a short distance to various schools for all ages of children, including St. Chads Trinity Academy Primary School which has recently received the award of World Class status by World Class Schools Quality Mark.

Located near bus routes that provide easy access to local towns of Brighouse, Halifax, and Huddersfield alike. Brighouse town centre has three major supermarkets and a good variety of businesses, which include restaurants and bars. Brighouse train station lies on the Calder Valley line running west from Leeds, ideal for the commuter having direct links to Leeds, Huddersfield, Manchester, York, Liverpool, and London King's Cross. Junction twenty-five of the M62 motorway network is within five minutes' drive, providing commuter access to Leeds, Manchester and beyond.

Ground Floor

Entrance Hall

3m 82cm (12' 6") x 2m 53cm (8' 4")

A PVC external door with double glazed units to either side, not only provides access into the hallway, but also an abundance of natural light. There is a useful cloaks cupboard and stairs to the first floor.

Ground Floor Toilet

Comprising of a modern two-piece suite to include a wall mounted bracket basin and a back to wall toilet with an enclosed cistern. Double glazed window.

Lounge

6m 81cm (22' 4") x 3m 38cm (11' 1")

A generously proportioned living room benefitting from a living flame gas fire set in a statement, Portuguese limestone hearth and surround. Light and airy having both a front aspect double glazed window and PVC French doors to the rear proving direct access to the rear decking and hot tub.

Dining Kitchen

5m 25cm (17' 3") x 3m 94cm (12' 11") Maximum measurements

A large open plan dining kitchen having a range of grey wall, base cupboard and drawer units with square edge laminate work tops and tiling to the splashbacks. Integral appliances include a larder fridge and dishwasher. The vendors are also including a Belling range cooker with corresponding extractor hood. Double glazed windows to the side and rear elevations along with an external door to the rear patio and garden.

First Floor

Landing

Access to all first-floor rooms.

Bedroom 1

3m 84cm (12' 7") x 3m 37cm (11' 1")

A spacious master bedroom with a front aspect double glazed window.

Bedroom 2

2m 84cm (9' 4") x 3m 36cm (11' 0")

A good-sized double bedroom to the rear of the property with a double-glazed window.

Bedroom 3

2m 84cm (9' 4") x 2m 52cm (8' 3")

A larger than average single bedroom / small double room. Rear double-glazed window.

Shower Room

1m 72cm (5' 8") x 2m 52cm (8' 3")

A luxury house shower room incorporating a three-piece modern suite to include a large double walk-in shower with glass screens and a rainfall shower over along with a second handheld shower head. The wash basin is set into a cupboard vanity unit and there is a back to wall toilet with a concealed cistern. Double glazed window.

Second Floor

Loft Conversion

3m 33cm (10' 11") x 5m 36cm (17' 7")

A fixed paddle staircase provides access into the attic room, currently being used as a large double bedroom, with built in wardrobes and eaves storage. Two Velux windows allowing plenty of natural light.
Please note: this room does not have building regulations to classify as a bedroom. An indemnity policy is in place.

Exterior

The property benefits from a pleasant garden to the front with mature trees and shrubbery. A block paved driveway provides off road parking and gives access to a detached garage (which has plumbing for the washing machine).
To the rear, there is an enclosed rear garden which has a patio area for entertaining, an artificial lawn, pleasant shrubbery, and a decked area. There is also a hot tub which is included in the sale of the property.

Agents Notes

The loft conversion was completed by previous owners, building control sign off was not obtained for the loft conversion, There is an indemnity insurance policy in place. We advise, interested parties should speak to their conveyancer, if they have any enquires relating to Indemnity Insurance or lack of building control sign off.

Tenure

Information obtained from the land registry, the property is: FREEHOLD

Council Tax

According to the local government website the current council tax band is: C

Viewings

By prior appointment with Horsfield Residential Limited

Property Information Questionnaire

The vendor has completed a property information questionnaire which is available upon request or it can be provided on request.

Buyer Identity Checks

As with all Estate Agents, Horsfield Residential is subject to the Anti Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017.

This means we are required by law to know our customer and obtain and hold identification and proof of address documents for all customers. Additionally, we are also required to establish whether there are any beneficial owners on whose behalf the transaction or activity is taking place, hence, we would request you to identify anyone who you would consider to be a beneficial owner.

Where appropriate, the source or destination of funds may also be requested.

Without this information we will be unable to proceed with any work on your behalf.

To comply, we charge a one off £18 inclusive of VAT fee for checking all buyers, sellers and beneficiaries, we appreciate your full cooperation.

Agent Disclaimer

IMPORTANT NOTICE Horsfield Residential try to provide accurate sales particulars, however, they should not be relied upon as statements of fact nor should it be assumed that the property has all necessary planning, building regulation or other consents. We recommend that all the information is verified by yourselves or your advisers. These particulars do not constitute any part of an offer or contract. Horsfield Residential staff have no authority to make or give any representation or warranty whatsoever in respect of the property. The services, fittings and appliances have not been tested and no warranty can be given as to their condition. Photographs may have been taken with a wide angle lens, therefore do not represent true size. Plans are for identification purposes only, are not to scale and do not constitute any part of the contract.