Royd Road, Meltham, Holmfirth

SUMMARY
DELIGHTFUL SEMI DETACHED COTTAGE AFFORDING ATTRACTIVELY PRESENTED THREE BEDROOM ACCOMMODATION LOCATED ON THE FRINGES OF THE VILLAGE OF MELTHAM AND BOASTING A FABULOUS RURAL OUTLOOK.


DESCRIPTION
Situated on the outskirts of the popular village of Meltham close to local amenities including shops, supermarkets and restaurants as well as highly regarded schooling. Meltham has excellent bus services to nearby villages and good road network links to Huddersfield, Holmfirth, and further afield to Manchester.

Summary 
Beautifully presented semi detached cottage located on the outskirts of the village of Meltham and affording generous three bedroom accommodation that has been extended and updated by the current vendor. With character at the forefront of the property and briefly comprising: entrance porch, open plan dining kitchen, living room, utility room, aforementioned first floor bedrooms and house bathroom. Externally there is a low maintenance cottage garden and simply delightful views from most aspects. Within easy reach of Melthams many amenities, well regarded schooling and major routes for the commuter.

Accommodation 

Entrance Porch 
Having a tiled floor covering and door leading to:

Open Plan Dining Kitchen 20' 10" x 18' max ( 6.35m x 5.49m max )
A fabulous room with the kitchen area having an attractive range of wall and base units with butchers block effect worksurfaces incorporating a one and a half bowl sink and drainer unit with mixer tap. A comprehensive array of appliances include the induction hob with extractor, electric oven, integral dishwasher, fridge and freezer whilst there are complementary tiled surrounds, concealed unit lighting, a vinyl floor covering, inset ceiling lighting and double glazing to rear aspect showcasing the rural outlook.
The dining area has a generous amount of space for freestanding furniture with the focal point being the wood burner set to feature fireplace. There is an oak floor covering, two central heating radiators in the room, double glazed window to front aspect and a staircase ascends to the first floor.

Utility 11' 2" x 4' 9" ( 3.40m x 1.45m )
There is a range of wall and base units with roll edge worksurfaces, plumbing for the washing machine, a laminate floor covering, double glazed window to rear aspect, inset ceiling lighting and the room houses the central heating boiler.

Living Room 21' 5" x 9' 4" ( 6.53m x 2.84m )
A recent addition from the current vendors this carpeted room has inset ceiling lighting, central heating radiator, wiring for flat screen TV and a good deal of natural light passes through the room via the double glazing to front and rear aspects..

First Floor 

Bedroom One 13' 8" max x 8' 8" ( 4.17m max x 2.64m )
This double bedroom boasts a delightful outlook to the front aspect over adjacent fields and has inset ceiling lighting, a central heating radiator and double glazed mullion windows.

Bedroom Two 10' 8" max x 8' 9" ( 3.25m max x 2.67m )
Another double bedroom with bulkhead storage cupboard, radiator and double glazed mullion windows again to front aspect.

Bedroom Three 8' 3" x 6' 10" ( 2.51m x 2.08m )
The final bedroom again well presented has inset ceiling lighting, central heating radiator and double glazed mullion windows to rear aspect- again note the views.

House Bathroom 9' x 6' 10" ( 2.74m x 2.08m )
The bathroom is presented in a luxurious, contemporary style with a white suite comprising of low flush w/c, hand washbasin and 'p' shape shower bath with overhead rainfall unit and screen. There are complementary tiled walls and floor covering, inset ceiling lighting and double glazed mullions to rear aspect again showcasing the far reaching views.

External 
The garden located to the front of the property is low maintenance with artificial turf and a pebbled area. There is a useful garden shed and a water supply. The garden is ideal for simply relaxing in.


DIRECTIONS
Leave Holmfirth via Greenfield Road and proceed up to the Ford Inn, turn right into Thick Hollins Road. Follow this road towards Meltham and turn left onto Royd Rd. Proceed up the hill where the property can be found on the right hand side.



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 SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.