Woodnook Farm, Park Lane, Southowram, Halifax, West Yorkshire, HX3 9TU

A most unusual fully renovated four double bedroom cottage situated in this most pleasant and rural position with open aspect. The accommodation has the benefit of both double glazing and air source heating and also comprises: - Front entrance porch, cloaks/wc room, extremely spacious family dining kitchen, L shaped playroom/snug, lounge with bi folding doors and cast iron multi fuel stove, master bedroom with en-suite, three further double bedrooms, shower room and wc room. Large pebbled drive providing ample parking and turning area, approximately two acres of garden and woodland, further private rear garden with patio areas.

ACCOMMODATION COMPRISES: -

GROUND FLOOR

Front entrance porch
With Yorkshire stone flagged flooring, glazed uvpc external door, electrical consumer unit cupboard and under floor heating.

Cloaks/wc room
Fully tiled with two piece modern suite incorporating wash hand basin and low flush wc, chrome heated towel radiator, inset spotlights and Yorkshire Stone flagged flooring.

Extremely spacious family dining kitchen
6.64 m (21'9) x 4.49 m (14'8) max
With inset multi bowl Cooke and Lewis sink unit with mixer tap, excellent range of modern wall and base units with precious stone work surfaces, Belling range cooker with extractor fan, integrated dishwasher, Kitchen Island with breakfast bar and precious stone work surface. Instant hot water tap with circular drainer. Pelmet lighting, upvc French doors, space for American style fridge freezer, beamed ceiling, inset spotlights and tiled flooring. Cast iron Victorian style radiator.

Utility cupboard
Housing plumbing for automatic washing machine, space for dryer, air source hot water tank and controls.

L-shaped play room/sun room/snug
4.55 m (14'11) x 6.33 m (20'9) max
With solid wood flooring and built in solid wood cupboards. Large picture window, beamed ceiling, cast iron Victorian style radiator and large walk in storage cupboard under stairs.

Spacious lounge
4.70 m (15'5) x 4.50 m (14'9) max
With multi fuel cast iron stove in stone fireplace and brick inset, double glazed bi fold doors, beamed ceiling, inset spotlights, solid wood acoustic panelling to one wall and television point.

FIRST FLOOR

Landing
With large picture window, tiled flooring with under floor heating and loft access.

Front double bedroom/bedroom 1
4.38 m (14'4) to wardrobe x 3.49 m (11'5) max
With modern built in wardrobes to the whole of one wall, double glazed Juliet balcony, solid oak flooring, inset spotlights, Victorian style cast iron radiator, Mitsubishi air conditioning unit and inset spotlights.

En-suite bathroom
Fully tiled with three piece quality white suite incorporating double slipper bath, floating vanity wash hand basin and low flush wc, inset spotlights, mirrored bathroom cabinet and tiled flooring with under floor heating.

Rear double bedroom/bedroom 2
5.02 m (16'5) max x 3.14 m (10'3) max
With built in wardrobe, velux double glazed roof light with blind, Mitsubishi air conditioning unit, solid wood oak flooring and inset spotlights, Victorian style cast iron radiator.

Double bedroom/bedroom 3
3.20 m (10'6) x 2.74 m (9'0)
With feature arched window, built in wardrobe, Mitsubishi air conditioning unit and solid oak flooring.

Rear double bedroom/bedroom 4
3.20 m (10'6) x 3.28 m (10'9) max
With built in wardrobe, desk and drawn unit, inset spotlights and solid oak flooring.

Shower room/wet room
With tiling to all walls, oversized shower head, inset spotlights, semi-pedestal wash hand basin and chrome heated towel radiator.

Wc room
Fully tiled with two piece white suite incorporating; semi pedestal wash hand basin and low flush wc, tiled flooring with under floor heating and chrome heated towel radiator.

External
To the front of the property there is a large pebbled driveway providing ample off road parking for four cars and turning area. A further approximately 2 acres incorporating extensive lawned garden, hillside and woodland. To the rear of the property there is a private and secluded tiled patio, small lawn with barbeque area and conifer screen, further flagged patio with log store.

Services
The property has electricity installed but there is no gas and the property is connected to a septic tank. The property has the benefit of an air source heat pump and upvc double glazing. The Council tax band for the property is band C. The Energy Efficiency rating for the property is band C.

Directions
From the town centre proceed along Skircoat Road past the Petrol Station on the left. Turn left down Hunger Hill and on approaching the mini roundabout continue straight ahead into Water Lane towards Siddal. Continue through the Centre of Siddal past the top of the junction with Jubilee Road into Backhold Lane. After approximately 500 yards turn left up Park Lane and on approaching the left hand bend turn right onto a Farm track sign posted Woodnook Farm. Continue along this lane until you find the property on the left hand side.

Disclaimer
These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do not constitute an offer of contract. Intending purchasers/tenants must rely on their own inspection of the property. None of the above appliances/services have been tested by ourselves. We recommend purchasers arrange for a qualified person to check all appliances/services before legal commitment.

MONEY LAUNDERING REGULATIONS:
1. 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.