New Mill Road, Holmfirth

SUMMARY
CHARMING CHARACTER RESIDENCE AFFORDING VERSATILE AND SPACIOUS 4/5 BEDROOM ACCOMMODATION, EXTERNALLY BOASTING EXTENSIVE GARDENS AND OCCUPYING A PRIME VILLAGE LOCATION.


DESCRIPTION
The property is situated close to the popular and sought after Holmfirth village with all of the amenities that has to offer, such as shops, supermarkets, restaurants, cafes, banks, public parks, a leisure centre and well regarded schooling. The property has excellent road links to nearby Huddersfield and Meltham and convenient access to Barnsley, Sheffield, Wakefield, Leeds and Manchester. A good bus service also operates locally.

Summary 
This charming yet substantial detached residence bears all the hallmarks of a fabulous character residence. Ideal for the growing family or perfect for entertaining the property briefly comprises: entrance hall, two reception rooms, dining kitchen opening into garden room, utility, cloaks w.c, cellar, four first floor double bedrooms, two boasting ensuite facilities, house bathroom and attic bedroom/home office. Externally the property is further enhanced by delightful gardens and the driveway offers off street parking. Located perfectly for well regarded schooling the property has ease of access to local amenities and major routes for commuting.

Accommodation 

Entrance Hall 
The reception area has a central heating radiator, wall light point and is double glazed to side aspect.

Utility 6' x 5' 7" ( 1.83m x 1.70m )
Having a range of wall and base units with complementary worksurfaces, plumbing for washing machine and a tiled floor covering.

W.C 
White low flush w/c and wall mounted hand washbasin with a continuation of the tiled floor covering and obscure glazed window.

Living Room 23' 7" max x 15' 4" ( 7.19m max x 4.67m )
This generously proportioned room has ample space for freestanding furniture and the focal point is the living flame gas stove set to brick recess with timber surround. The room has various wall light points, beams to ceiling emphasising the character, two central heating radiators, two sash windows to front aspect and patio door leading to the rear of the property.

Dining Room 15' 4" into recess x 11' 10" ( 4.67m into recess x 3.61m )
Another splendid reception room with feature period fireplace and surround, decorative dado rail, beams to ceiling, two central heating radiators, two sash windows and a secondary glazed window to front aspect.

Breakfast Kitchen 15' 3" into stairwell x 11' 4" max ( 4.65m into stairwell x 3.45m max )
Featuring an attractive range of wall and base units with roll edge worksurfaces incorporating a one and a half bowl sink and drainer unit with mixer tap. Appliances include the seven burner range with extractor hood, integral dishwasher and integral fridge whilst the room has inset ceiling lighting, a tiled floor covering and opens to the:

Garden Room 16' 10" x 9' 8" ( 5.13m x 2.95m )
Beautifully positioned overlooking the garden and having a continuation of the floor covering, inset ceiling lighting, angle ceiling with roof skylights, two central heating radiators and French style doors leading out into the garden with side panels flooding natural light throughout the room.

Cellar 
a spacious cellar ideal for storage, having a double barrel vaulted ceiling and tiled floor covering.

Rear Porch 
There is a tiled floor covering, central heating radiator door leading out into the garden and double glazing to two aspects.

First Floor 

Bedroom One 15' 7" x 10' max ( 4.75m x 3.05m max )
Sizeable principle bedroom with two central heating radiators and secondary glazed to front aspect.

En Suite 
White low flush w/c and hand washbasin along with double cubicle with rainfall shower unit and attachment. There is a laminate floor covering, chrome effect heated rail ladder and an extractor.

Bedroom Two 12' 4" x 12' 1" max ( 3.76m x 3.68m max )
An ideal guest room or teenage suite with fitted wardrobes, bedside lighting, radiator and double glazed to rear aspect.

En Suite 
White low flush w/c, contemporary style hand washbasin, laminate floor covering and double glazed obscure window.

Bedroom Three 9' 6" x 9' ( 2.90m x 2.74m )
A further double room with built in wardrobe, radiator and double glazed to front aspect with views towards Castle Hill.

Bedroom Four 11' x 6' 2" ( 3.35m x 1.88m )
Having built in wardrobe housing the central heating boiler, radiator and double glazed window to rear aspect.

House Bathroom 8' 9" max x 8' ( 2.67m max x 2.44m )
White suite comprising of low flush w/c, pedestal hand washbasin and bath with overhead rainfall shower unit and attachment. There are tiled surrounds, a chrome effect heated rail, laminate floor covering, radiator and double glazed window to rear aspect.

Attic Bedroom/Home Office 15' 3" x 10' 5" restricted head height ( 4.65m x 3.17m restricted head height )
Ideal for the home worker or as an occasional bedroom the room has a vaulted ceiling with exposed beams plus two velux windows.

Second Attic  15' 3" x 10' 5" restricted head height ( 4.65m x 3.17m restricted head height )
Similar scale to attic bedroom the second attic is accessible via hatch with drop down ladders, with lighting ideal for further storage.

External 
To the front of the property is a gated pathway leading to the front door. There is also a variety of plants and shrubs.There is a lawned area and plants to the side of the property whilst the fabulous rear gardens are predominantly lawned with patio, versitile summerhouse with double electric socket ideal for a relaxing area, play room or private office space, greenhouse, water supply and more established plants and shrubs. There is also a stable providing further potential. Off street parking for several vehicles is on the driveway to the side of the property.


DIRECTIONS
Leave Holmfirth via Station Road, this in turn becomes New Mill Road, proceed towards New Mill and the property can be found on the right hand side indicated by the for sale board.



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.