Knowsley Farm. 64 Lower Mill Bank Road Mill Bank

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3 Knowsley Farm 64 Lower Mill Bank Road Mill Bank A delightful, character cottage in the heart of Mill Bank village with beautiful gardens, stunning countryside views and potential to create a self-contained annex within the lower ground floor, subject to obtaining the necessary permissions. Externally: private driveway and turning circle providing off road parking, 3 single garages, a workshop, decked balcony, gardens, summer house and greenhouse. Additional land is available via separate negotiation. LOWER GROUND FLOOR Studio / Games Room Utility Room WC Access to Cellar Rooms GROUND FLOOR Boot Room Dining Kitchen Living Room WC Study FIRST FLOOR Master Bedroom En Suite Bathroom Bedroom Two Bedroom Three House Bathroom SECOND FLOOR Dressing Area Bedroom Four DISTANCES Leeds approx.25 miles. Manchester approx. 23 miles.

4 LOCATION Knowsley Farm is located in the premier village of Mill Bank, being a conservation area and sitting close to the M62 network accessing both Leeds and Manchester. There is a school within the village and further good schools in the surrounding area. Additionally, it has easy access to the centre of Ripponden which benefits from many fine restaurants, bars and shops. There is a supermarket and railway station nearby in Sowerby Bridge and both Manchester and Leeds Bradford international airports are easily accessible. GENERAL INFORMATION Accessed from both the front elevation and the side via the boot room, the spacious dining kitchen benefits from a range of base, drawer and eye level units, pine fitted cupboards and a pantry cupboard. A mix of oak and granite work tops incorporate a Belfast double sink and integrated appliances include: Aga, Bosch electric over with gas hob, Siemens dishwasher and space for a fridge/freezer. The living room boasts windows to three aspects making the most of the stunning views, has Canadian Maple flooring and a solid fuel/wood burning stove is set on a stone hearth beneath an impressive stone lintel. The Study has a fitted desk and provides access to the decked balcony. Situated to the first floor, the master bedroom has a built-in wardrobe and an en suite bathroom including: shower cubicle with rainfall shower head and shower attachment, bath with shower attachment, wash hand basin and WC. Bedrooms two and three are also on this level, each with a fitted cupboard. The house bathroom incorporates a shower cubicle with rainfall shower head and shower attachment, wash hand basin, WC and a fitted cupboard with shelving. To the second floor is and dressing area and bedroom four which has exposed beams, Velux windows and eaves storage cupboards. Subject to obtaining the necessary permissions, there is potential to convert the lower ground floor into a self-contained annex with its own external access. The main room is currently utilised as studio and boasts dual aspect double doors and an open fireplace. The utility room already provides a range of base, drawer and eye level kitchen units with sink, plumbing for a washing machine and venting for a dryer. There is also a separate WC and wash hand basin. The cellar rooms have lighting and stone flagged floors. EXTERNALS Gates access a private cobbled drive and turning circle with parking for approximately 5 cars. A driveway leads around the property to a detached, single storey block which houses 3 individual garages and a workshop. A decked balcony off the study enjoys breathtaking views and creates a private idyllic seating area. There are external steps leading down to a lawned garden stretching under the balcony, which provides some shelter, and leading round to various cottage style gardens with colourful wild flowers, mature trees and shrubs, seating areas, a summer house and a green house. FIXTURES AND FITTINGS Only fixtures and fittings specifically mentioned in the particulars are included within the sale. Items not mentioned such as carpets and curtains may be available subject to separate negotiation. LOCAL AUTHORITY Calderdale MBC WAYLEAVES, EASEMENTS AND RIGHTS OF WAYS The sale is subject to all of these rights whether public or private, whether mentioned in these particulars or not. SERVICES We understand that the property benefits from all mains services. Please note that none of the services have been tested by the agents, we would therefore strictly point out that all prospective purchasers must satisfy themselves as to their working order. TENURE Freehold with vacant possession upon completion. DIRECTIONS TO From Halifax proceed along the A58 Rochdale Road towards Sowerby Bridge. Continue through Sowerby Bridge on the A58 until reaching Triangle where you take a left hand turn up Oak Hill towards Mill Bank. Continue to Mill Bank on Oak Hill Road taking the left hand fork proceeding down Lower Mill Bank Road. Knowsley Farm can be found on the left hand side as indicated by a Charnock Bates signboard. For Satellite Navigation - HX6 3EQ IMPORTANT NOTICE CHARNOCK BATES for themselves and for vendors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline only for the guidance of intended purchasers and do not constitute, nor constitute part of, an offer or contract. (ii) all descriptions, metric and imperial dimensions are approximate, reference to conditions and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. (iii) no person in the employment of Charnock Bates associates has any authority to make or give any representation or warrant whatever in relation to this property. (iv) these particulars do not form part of any offer or contact and must not be relied upon. Approximately 1.83 acres of grazing land is available via separate negotiation.

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8 HALIFAX Property House, Lister Lane, Halifax HX1 5AS t RIPPONDEN 250 Halifax Road, Ripponden HX6 4BG t HUDDERSFIELD Oak House, New North Road, Huddersfield HD1 5LG t Printed by Pinsharp Digital