The Willows 103a Shelf Hall Lane Shelf

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2 The Willows 103a Shelf Hall Lane Shelf A substantial, individually designed 4 bedroom detached family home boasting generous gardens, ample off road parking and situated within a convenient location. Briefly comprising, 2 reception rooms, dining kitchen, utility, conservatory, study, 4 bedrooms, 2 bathrooms. Externally- ample off road parking, double garage, lawned gardens to front and rear. GROUND FLOOR Entrance Porch Dining Hall Dining Kitchen Lounge Study Utility Room WC Conservatory FIRST FLOOR Galleried Landing Master Bedroom En Suite Bathroom Bedroom Two Bedroom Three Bedroom Four House Bathroom DISTANCES Leeds approx 15 miles. Manchester approx 35 miles.

3 LOCATION Shelf is a sought after residential location benefiting from a variety of local amenities such as shops, public houses, hairdressers and cafes. There are bus routes nearby which access the town of Halifax and City of Bradford. There is a railway station in Halifax which provides access to the cities of Leeds, Bradford, Manchester and a direct line to London. Both Manchester and Leeds Bradford International Airports are easily accessible. GENERAL INFORMATION The property is accessed via the entrance porch leading through to a spacious dining hall with a window to the front elevation, doors access the living accommodation and a timber spindle balustrade staircase leads to the first galleried landing. a spacious and elegant lounge is accessed off the dining hall which benefits from two sets of French doors leading out to the garden while allowing plentiful natural light. The central feature being the marble fire surround with a decorative inset incorporating a cast iron grate set on a tiled hearth. Decorative plaster ceiling coving, plaster work to the ceiling and centre ceiling rose. The dining kitchen benefits from a good range of oak 'Bespoke' fitted base, drawer & eye level units incorporating granite worksurfaces, display shelving, wine rack and exposed brick surrounds. The integrated appliances include a 'Stoves' double oven, 'Panasonic' microwave, 'Range Master' 5 ring gas hob with extractor above, 'Bosch' dishwasher and fridge. Belfast sink with mixer tap. Tiled splashbacks. Exposed beams to the ceiling, windows overlook the rear and side garden. Doors access the utility and french doors lead into the charming conservatory. The utility includes base & eye level units. Plumbing for automatic washing machine and stainless steel sink unit with mixer tap. Cloaks cupboard. Door accesses the garage. The ground floor additionally includes a study and WC. Galleried landing accesses the spacious first floor accomodation which includes an impressive master bedroom which overlooks the garden to the rear and includes a decorative wrought iron fire surround. Exposed beams to the ceiling and access through to the en suite. The contemporary en suite bathroom comprises of a 4-piece suite to include bath, walk in shower, wash basin with vanity unit and WC. Fully tiled walls and floor, velux windows. The first floor additionally includes a further 3 spacious bedrooms and modern house bathroom comprising bath, walk in shower, WC and wash basin. Velux window. EXTERNALS To the front of the property, electric gates access a private drive which leads to the double garage. A manicured lawned garden frames one side of the driveway. To the rear, an enclosed manicured lawned garden incorporating a block paved patio, mature bushes, shrubs, enclosed by drystone walling. 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 any of the services have not 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 town centre proceed along the A58 towards Shibden & Stump Cross. At Stump Cross traffic lights take the left hand fork towards Northowram and follow the road until reaching Shelf roundabout where you turn left towards Queensbury. Take the first right in front of the Duke of York public house and proceed into Shelf Hall Lane. The Willows, 103a Shelf Hall Lane can be found on the right handside opposite Shelf Junior & Infant school as indicated by the Charnock Bates sign board. For Satellite navigation- HX3 7LT 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.

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