www.simonblyth.co.uk

Innfold FarmWest BrettonWAKEFIELD

WF4 4UG.

A BEAUTIFULLY POSITIONED FOUR BEDROOM FABULOUS BARN CONVERSION, SET WITHINTHE HEART OF THIS MUCH LOVED AND HIGHLY COMMUTABLE RURAL VILLAGE, BEING ASHORT WALK AWAY FROM ALL OF THE VILLAGES FACILITIES THIS PERHAPS SOME OF THEBEST RURAL WALKS IN THE DISTRICT INCLUDING THE WELL RENOWNED YORKSHIRESCULPTURE PARK, THIS WELL BALANCED FOUR BEDROOM GRADE II LISTED BARNCONVERSION HAS MUCH TO OFFER, FAR MORE THAN MIGHT FIRST BE IMAGINED, WITHPLEASANT GARDENS, THREE PARKING SPACES AND A SUBSTANTIAL GARAGE. IT BRIEFLYCOMPRISES; Spectacular entrance hall, sitting room, living room, dining room, breakfast kitchen, utility room,downstairs w.c., four double bedrooms, one with en-suite, spectacular house bathroom, super village locationand highly commutable location with the M1 being just a five minute drive away and Wakefield train station justa short drive away. viewing is highly recommended. EPC Current rating C.

Offers over £400,000

Fairfield House, Hollowgate, Holmfirth, HD9 2DGTel: 01484689689

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ENTRANCEA beautiful glazed, double height, arched featurecentrally located timber and glazed door leadsthrough to the fabulous hallway. This entrancehall as the photograph and floorlayout plansuggest is of a particularly good size, it is in partgalleried to the first floor landing, which itselfhas beams and timbers on display and alsobenefits from an upper arched portion of theformer barn arch door. These windows provide ahuge amount of natural light both to the entrancehall and to the first floor landing. The concealedcentral heating radiator, attractive decor andlovely high quality slate flooring. There is achandelier point and useful understairs storagecupboard. The hallway has a pleasant outlookacross the property's enclosed gardens, thedoorway leads to the downstairs w.c.

DOWNSTAIRS W.C.This with attractive ceramic tile flooring has tiling to the half height, extractor fan, insetspotlighting, stylish w.c. and wash hand basin.

LIVING ROOMThis is a fabulous room enjoying a delightful outlook over the property's gardens and village scenebeyond, there is a central chandelier point, all is decorated to a high standard, this includes a dadorail and a full height glazed screen gives a lovely view through to the dining room.

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DINING ROOMOnce again as the photograph and floor layout plan suggest the dining room is a super room, it hasbeautiful decor, including a dado rail, beam to the ceiling and a beautiful antique brick stylefireplace with raised stone flagged hearth, it is assured that the character is superb. With centralceiling light point and two wall light points, there is also a narrow window giving natural light outto the other barn arch.

SITTING ROOMTwin glazed doors from the living room gives access through to the sitting room. This once again isa particularly characterful room, it has a delightful corner fireplace, with intricately carvedstonework, raised flag hearth, antique brick back cloth is home for the delightful wood burningstove. Once again a narrow window giving natural light out through the former barn arch. The roomis beautifully decorated with attractive polished flooring and decoration including a dado rail.

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BREAKFAST KITCHENThis has two doors, one from the hallwaythe other from the dining room. Thebreakfast kitchen is fitted with a delightfulrange of high quality bespoke units, these fitthe home superbly are of a high quality andhave many features including plate racking,display shelving and glazed displaycabinets. The units incorporate a dresserstyle area and granite working surface, withintegrated fridge below, there is integrateddishwasher, Belfast double sink withbeautiful mixer taps over, the kitchen alsohas the additional feature of a beautifulcream coloured Aga this being electricoperated has two boiling ovens and a fourring electric hob. There is inset spotlightingto the ceiling and superb slate flooring, withhuge amount of granite working surfaceswith attractive splash backs, the kitchen hasthe characterful window giving an outlookto the courtyard.

UTILITY ROOMAcross the hallway a doorway leads through to the surprisingly large utility room. This has acontinuation of the attractive flooring from the hallway, it is fitted with delightful wooden units atthe lower level and cupboards at the high level, display shelving, attractive granite working surfacesonce again with large Belfast sink with mixer tap over. There is inset spotlighting to the ceiling,beam on display, the utility room is also home for the Worcester bosch gas central heating boiler.There is also a doorway through to the pantry.

PANTRYThis being particularly useful.

FIRST FLOOR LANDINGFrom the entrance hall a beautiful staircase withspindle balustrading turns and rises up to thefirst floor landing, as previously mentioned thisis to some extent galleried, it has a wonderfulbeams and timbers on display, there are twolarge chandelier points, two wall light points,spotlighting and superb beams, this space takesfull advantage of the upper portion of glazedformer barn arch as previously mentioned.

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BEDROOM ONEA lovely double room with huge amount ofcharacter and high quality decor once again, fullheight beamed and timbered ceiling, a stylishwindow, a bank of inbuilt wardrobes of aparticularly high quality and being particularlydeep with large display/storage plinth over. Toone corner of the room the chimney of thewoodburning stove happily warms the room andthere are two wall light points and spotlightinghighlighting the beams. Bedroom one has aconnecting door to the house bathroom/en-suite.

BEDROOM TWOThis lovely double, en-suited bedroom could beused as bedroom one if so desired, once again ithas a wonderful range of inbuilt wardrobes, withlarge display/storage area over, superb beams ondisplay, chandelier point, two wall light pointsand spotlighting, the home is decorated to a highstandard and this includes a dado rail, windowgives a long distance rural view.

EN-SUITEThe en-suite is beautifully fitted with a threepiece suite comprising of a low level w.c.,Sottini wash hand basin, high specificationshower cubicle, ceramic tile flooring, extractorfan, central ceiling light point and tiling to thehalf height and full height around the showerarea itself.

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BEDROOM THREEOnce again a beautiful double room with twovery large beams and open timbers ondisplay, spotlighting, two wall light points, afull bank of glazing taking full advantage ofthe fabulous stone arch to the west side of thebarn. The room is beautifully decorated onceagain, this includes a dado rail and there isalso a large inbuilt wardrobe with hangingrail and high level shoe shelving.

BEDROOM FOUROnce again a large double room withwonderful beams and timbers on display,spotlighting, two wall light points, chandelier point and velux window.

HOUSE BATHROOMThe property's house bathroom is as the photographs suggest quite simply superb, it is exceptionallylarge, and due to its connecting door through to the bedroom this is used as the principal bedroomsuite. With beautiful flooring, high beamed and timbered ceiling with spotlighting and chandelierpoint, there is also picture lighting point, good sized shower cubicle and American style showerhead and additional microphone style shower, high flush w.c. being particularly characterful,delightful ball and claw foot bath, of high quality manufacture with freestanding Victorian stylehandheld mixer tap/shower unit. There is also a stylish pedestal wash hand basin and the bathroomis fitted with a dado rail, extractor fan and a delightful window

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EXTERNALThe property forms part of the former estate, this beautifully built farm has delightful buildings andThe Coach House is one such high quality farm building with opposing former barn arches, thesenow being glazed the barn takes full advantage of views out over both the front and rear gardens.

FRONT EXTERNALTo the front there is a good sized well tendered lawned area. This has a delightful recessed sittingout area, within the former barn arch and together with a centrally located door, easy access to thesegardens is obtained. The garden has maturing trees including a delightful Monkey Puzzle tree.

SIDE EXTERNALThe garden extends round to the side once again with lawned areas and mature planting.

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COURTYARDA gateway leads through to the property'scourtyard style garden, this includes the formerstone grainery steps, which is a fantastic feature tothe home and these also have a very useful storecupboard beneath. The courtyard garden has acloseby attractive stone walling, large amount ofpaving and two entrance gates.

PARKINGThe property ha sparking space for three motorcars, one of which is directly outside the property.There is also a substantial garage.

GARAGEThis which is positioned to the head of thecourtyard therefore has parking before it and is ofa particularly good size fitted with power andlight.

VILLAGEThe village is renown for its beautiful rural location with Bretton sculpture park being just a shortwalk away, there is also the village green and also the local cricket ground. With incrediblecommutability to the M1 motorway both in a North and South direction, this delightful rural villageis a true gem for those who seek difference with easy communicating links. The railway stationgives easy access to Kings Cross, Edinburgh and the like.

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ADDITIONAL INFORMATIONIt should be noted that the property has double glazing and gas fired central heating, the centralheating system is propane supplied, this is in a gas tank within the now mature development, thisgas tank is separately metered to individual homes, the approximately six properties that share thissupply meet regularly to operate the system particularly cost effectively. The property also has analarm system. Carpets, curtains and certain other extras may be available by separate negotiation.

DIRECTIONS

VIEWINGFor an appointment to view, please contact the Holmfirth Office on 01484689689

BOUNDARY OWNERSHIPThe boundary ownerships and tenure of the property have not been checked on the title deeds forany discrepancies or rights of way if any (This is a standard statement on all our brochures due tothe Property Misdescription's Act)

COPYRIGHTUnauthorised reproduction prohibited.

FREE VALUATIONSIf you are thinking of a move then take advantage of our FREE valuation service, telephone ournearest office for a prompt and efficient service.

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008Simon Blyth for themselves and for the vendors or lessors of this property, whose Agent they are,have made every effort to ensure the details given have been prepared in accordance with the aboveAct and to the best of our knowledge give a fair and reasonable representation of the property.Please note:

1 There is a six inch measurement tolerance, or metric equivalent and the measurements givenshould not be entirely relied upon and purchasers must make their own measurements if orderingcarpets, curtains or other equipment.

2 None of the main services, i.e gas, water, electricity, drainage or central heating system ( if any)have been tested in any way whatsoever. This also includes appliances which are to be left in situ bythe vendors.

PURCHASERS MUST SATISFY THEMSELVES AS TO THE CONDITION ANDEFFECTIVENESS OF ANY SUCH APPLIANCES OR SERVICES

FLOOR PLANS NOT TO SCALE- FOR IDENTIFICATION PURPOSES ONLY

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MORTGAGE ADVICESimon Blyth Estate Agents understand that getting appropriate mortgage advice is a crucial part of

the home buying process. Finding a suitable mortgage has always been something of a dauntingexperience which is why we would like to introduce you to our independant mortgage advisors.They provide tailored mortgage solutions through a wealth of experience in the mortgage andproperty market and offer access to the full unrestricted range of products available.

Our advisors are dedicated to providing ongoing guidance and advice throughout the entire housepurchase process keeping you, your estate agent and solicitor involved with continual updates onthe progress. Once in your new home they will be available for ongoing support to build a long termrelationship for your future mortgage planning.

Your home may be repossessed if you do not keep up repayments on your mortgage.

For friendly expert advice on your mortgage requirements, or to discuss the potential of makingyour ideas a reality then please call in or phone for a chat.

OFFICE OPENING TIME7 DAYS A WEEKMonday to Friday - 8:45 am to 5:30 pmSaturday - 9:00 am to 4:30 pmSunday - 11:00 am to 4:00 pm

Details printed 01/11/19