Ryecroft Lane, Brighouse, HD6 3TQ

The current vendors have always maintained the property to a high standard, therefore providing a turnkey opportunity for the onward prospective purchaser.

The internal layout is easy and flows wonderfully, large character windows provide ample natural light, the rear garden faces west, fully enclosed and landscaped for total enjoyment and minimal upkeep in mind.

Layout: Ground floor - Entrance Hallway, cloakroom, sitting room, lounge diner, breakfast kitchen, sunroom, pantry and utility room. First floor – A delightful landing with all rooms off, master bedroom with en-suite shower room, further three double bedrooms, office/fifth bedroom, house bathroom and shower-room.

Externally to the front of the property is a large, recently installed, resin driveway providing off-street parking for five cars and benefitting from one electric charging point. To the rear is Indian stone flagged patio seating area, a well-manicured lawn bordered by mature plants and shrubbery.

Amenities - Brighouse town centre is the nearest shopping town, it currently has three major supermarkets and a good variety of local businesses, which include restaurants and bars. Brighouse train station lies on the Calder Valley line running west from Leeds, ideal for commuting to Leeds, Huddersfield, Manchester, York, Liverpool, and London King's Cross. Junction twenty-five of the M62 motorway network is within ten minutes' drive, providing access to Leeds, Manchester and beyond.

On the former Wilko site a brand-new Aldi supermarket is proposed, providing cost effective shopping.

Agent note: The Calderdale Local Plan (2023) makes provision for a Garden Suburb in Woodhouse which includes the farm land to the west side of this property. However, no planning application has been submitted nor a delivery timescale indicated for the foreseeable future. All interested parties are advised to make their own enquires with Calderdale Council Planning Office.

Accommodation Comprising

Ground Floor

Entrance Hall

2m 21cm (7' 3") x 6m 99cm (22' 11")

An arched entrance façade with an external PVC door and double-glazed units provide access into the entrance hallway complimented by a polished Yorkshire stone flagged floor. Stairs to the first-floor landing and access to the following ground floor rooms.

Cloaks, W.C.

Incorporating a two-piece suite to include a close coupled toilet and a pedestal wash basin. Double glazed window.

Sitting Room

4m 31cm (14' 2") x 2m 72cm (8' 11")

A good sized second reception sitting room with a front aspect double glazed window.

Lounge Diner

5m 46cm (17' 11") x 6m 24cm (20' 6")

A generous living room, light and airy having a full height floor to ceiling double glazed window providing rear garden outlook, a front aspect double glazed window and French doors providing access to the rear patio and garden. Two wall mounted central heating radiator. The focal point of the room being a gas flame-effect fire with stone mantel, hearth and surround.

Breakfast Kitchen

3m 40cm (11' 2") x 4m 12cm (13' 6")

A luxury house kitchen, the heart of this superb family home fitted with a range wall base cabinets with contrasting Dekton worksurfaces which incorporates sink with mixer-tap and a breakfast bar. Integral appliances include an AEG oven, top oven/microwave, five-ring hob with extractor over, dishwasher, wine cooler and a undercounter fridge and freezer. The kitchen benefits from underfloor heating which continues through to the sun lounge.

A useful pantry is just off the kitchen providing additional food storage, also housing the newly installed Navien boiler which then leads through to a utility room benefitting from wall, drawer and base units with contrasting tiled work surfaces incorporating a stainless-steel sink and drainer and with space and plumbing for a washer and tumble dryer.

Sun Lounge

2m 98cm (9' 9") x 4m 43cm (14' 6")

A superb addition to the main property a glass roof and full length bi-fold doors which open they create a seamless boundary with the garden.

First Floor

Landing

Access to all first-floor rooms and overhead storage cupboards. The loft is access off the landing by a retractable drop-down ladder.

Bedroom 1

3m 08cm (10' 1") x 4m 66cm (15' 3")

A double bedroom to the rear elevation with an arched window providing a stunning outlook over the rear garden and a second double glazed window. a radiator and double-glazed window. Original A frame beams are on show.

En-suite Shower room

Incorporating a three-piece shower suite with half tiling to the walls and a double-glazed window.

Bedroom 2

2m 30cm (7' 7") x 4m 67cm (15' 4")

A double bedroom to the front of the property again with high ceilings and beams on show. Radiator, and two double-glazed windows.

Bedroom 3

3m 39cm (11' 1") x 2m 83cm (9' 3")

A large double rear aspect bedroom.

Bedroom 4

5m 08cm (16' 8") x 2m 77cm (9' 1")

A double bedroom again to the rear aspect.

Bedroom 5

3m 49cm (11' 5") x 1m 77cm (5' 10")

Currently used as a home office.

Bathroom

Fitted with a three-piece suite to include a panelled bath with a mixer tap shower, pedestal wash basin and a close coupled toilet. A decorative smokey grey glass block wall and a double-glazed window.

Shower Room

Fitted with a square walk-in shower enclosure.

Exterior

The front of the property benefits from a new resin driveway providing off-street parking for five cars and benefitting from one electric car charging point. To the rear of the property is an Indian stone flagged patio seating area leading off from the sunroom making the perfect space for alfresco dining. A generous and well-maintained lawn bordered by mature plants and shrubbery.

Agents Notes

Material Information: The Calderdale Local Plan (2023) makes provision for a Garden Suburb in Woodhouse which includes the farmland to the west side of this property. However, no planning application has been submitted nor a delivery timescale indicated for the foreseeable future. All interested parties are advised to make their own enquires with Calderdale Council Planning Office.

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: F

Viewings

By prior appointment with McField Residential

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, McField 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 McField 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. McField 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.