3 bedroom house

***BY TRADITIONAL AUCTION ON THURSDAY 10th MARCH AT 7PM, JOHN SMITHS STADIUM HUDDERSFIELD***

Hidden away within established grounds and gardens extending to approximately 1 acre (WITH A POTENTIAL DEVELOPMENT ANGLE IN THE FUTURE SUBJECT TO ON GOING PLANNING AUTHORITY RECLASSIFICATION OF THE SURROUNDING GREENBELT) is this superb detached farmhouse style property. Supplemented by extensive outbuildings and ideally suited to those seeking privacy while still being within easy reach of daily amenities along with regional infrastructure and financial centres. Characterful period features complement by the requirements of modern living in one charming home. The accommodation briefly comprises: lounge, formal dining room, dining kitchen, utility room. wc/cloakroom, 3 double bedrooms (one with an en-suite facility) and a family bathroom. Wood burning stoves, exposed stone detail and natural woodwork on display along with a central heating system and sealed unit double glazing, security systems, ample gated parking, orchard, landscaped gardens including FIRE PIT, numerous outbuildings.
Block viewings as follows: Monday's 14th, 21st, 28th February, Thursday's 10th, 17th, 24th February, Saturday 19th February & Saturday 5th March all at 3pm.

Ground Floor -

Dining Kitchen - 16'7" x 14'0" - Featuring a range of newly fitted wall and base units with a country kitchen feel, matching alcove dresser and island, complemented by working surfaces incorporating a stainless steel sink with a traditionally styled mixer tap over and provision for cooking facilities. There are complementary tiled splashbacks, antique oak style flooring, attractive Yorkshire opening fireplace with a cast wood burning stove, exposed stone detail around the door opening through to the lounge. Exposed stone detail on the window sills, dual aspect double glazed windows to the front and side elevations and the front door. Internal doors leading to the dining room and lounge respectively.

Dining Room - 12'8" x 11'0" - With the oak styled flooring continued, timber framed double glazed windows to the front and side elevation with stone sills and allowing the dual aspect views and ample natural light. Central heating radiator.

Utility Room - 9'1" x 5'8" - With cloaks hanging, working surfaces, cupboard units, plumbing for a washing machine, oak effect flooring, timber framed double glazed window and a convenience door. Access to the cloakroom/wc

W.C/Cloak Room - Fitted with a low level w.c and a hand wash basin. Antique oak style flooring and a timber framed double glazed window.

Lounge - 15'7" x 14'3" - With an open plan feature staircase allowing access to the first floor, PVC double glazed window to the south and timber framed double glazed windows to the opposing elevation , central heating radiator, exposed stone detail to one of the walls and an attractive stone feature fireplace, which incorporates a cast iron wood burning stove.

First Floor -

Landing -

Bedroom 1 - 16'6" x 10'8" maximum, 9'5" average - Featuring a PVC double glazed window with views over the surrounding area, central heating radiator and exposed stone and brick detail to the chimney breast. Feature beams, the bedroom furniture (robes) will be included in the sale. Access to the En-suite

En-Suite - With shower cubicle incorporating an electric shower, pedestal hand wash basin, low level wc, complementary tiled splashbacks and real wood panelling. Central heating radiator, timber framed double glazed window and feature beams.

Bedroom 2 - 14'4" x 10'6" to chimney breast - Incorporating a decorative stone feature fireplace, PVC double glazed windows with views over the surrounding area, central heating radiator, walk-in bulkhead wardrobe/cupboard where the CCTV control system can be found. Positioned within each alcoves are bespoke natural wood wardrobes, which are also included in the sale.

Bedroom 3 - 12'10" x 9'0" - With timber framed double glazed windows to the front and side elevations enjoying a dual aspect view. Central heating radiator and loft hatch allowing access to the roof void.

Family Bathroom - 10'9" x 7'6" - With 4 piece suite comprising panelled bath, shower cubicle, low level wc and pedestal hand wash basin, with tiled walls and floor. The bath is a Whirlpool/spa bath, there is a heated towel rail, double linen cupboard and a timber framed double glazed window.

Outside -

Outbuilding 1 - 10'3" x 7'4" -

Outbuilding 2 - With an under cover entrance vestibule, wood store and garden store. A secure door then leads into the outbuildings. Main section 13'9" x 11'2". Also then leading to 2 further rooms each measuring 7'7" x 6'9" and 12'4" x 9'2".

Separate Mower Shed - 8'11" x 8'10" -

Canopy - 22'2" x 11'2" - Overlooking the garden.

Gardens - Extensive gardens predominantly laid to lawn with secret garden/orchard and a number of fruit trees. There is a water source for a former pond, which may be able to be reinstated should the incoming purchaser require this. A number of raised beds can be found around the garden providing suitable planting for vegetables etc. There is also a soft fruit garden to the southerly aspect of the curtilage. The seating areas include a breakfast patio with wind break and shelter and an entertaining area where a fire pit and raised seating area can be found.

Agents Notes - We would like to draw your attention to the solar panels which operate on a feed-in tariff, we are also informed by our vendor there has been a certified repair by The Coal Authority of an air shaft within the grounds. A file of evidence and receipts will be made available in the contract pack (project reference H4286). A right of way over the driveway leads to a securely gated access in turn leading to the private tarmacadam driveway and turning head, which provides ample secure off-road parking for the property. Note: LPG gas services the property. We are aware of the proposed but as yet unconfirmed developments around Clifton and the surround area. Further information can be found by accessing the Calderdale planning website. The images shown within the marketing material are a collection of furnished and unfurnished photographs to provide examples of the property both occupied and dressed or as will be seen now upon inspection.

Tenure - We understand the property is a Freehold arrangement with further information made available in the contact pack, prior to the sale.

Epc Rating D -

Council Tax Band D -

Contract Information - The auction will be conducted under Common Auction Conditions (3rd Edition 2009) and a copy of the Special Conditions and other supporting legal documents will be available for inspection at the sole Auctioneers' offices 7 days prior to the Sale.

Auction Details - The property is included in a collective property auction sale which is taking place on Thursday evening the 10th March 2022 commencing 7pm at The John Smith's Stadium Huddersfield HD1 6PG, subject to remaining unsold previously.

Viewings - Auction block viewings on Monday 14th, 21st, 28th, Thursday 10th, 17th, 24th, Saturday 19th February & 5th March all at 3pm



Marketed by: Boultons, Huddersfield