24 Rylands Park. Ripponden

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3 24 Rylands Park Ripponden An immaculately presented, executive 5 bedroom detached family home with accommodation arranged over three floors, situated in a highly sought after location within walking distance of Ripponden village. Externally: private drive, double garage, good sized gardens to the side and rear. LOWER GROUND FLOOR Study/Snug Utility Room Access to Double Garage GROUND FLOOR Entrance Hall Dining Kitchen Dining Room Sitting Room Family Room/Play Room WC FIRST FLOOR Master Bedroom Dressing Area En Suite Shower Room Bedroom Two En Suite Shower room Bedroom Three Bedroom Four Bedroom Five House Bathroom DISTANCES Leeds approx 25 miles. Manchester approx 25 miles.

4 LOCATION Ripponden is now regarded as one of Calderdale's premier locations being close to the M62 network accessing both Leeds and Manchester. The centre of Ripponden benefits from many fine eateries, bars, health centre, pharmacy, library and shops yet still remains close to superb open countryside. There is a supermarket and railway station nearby in Sowerby Bridge. There are good local schools surrounding the area. Both Manchester International Airport and Leeds Bradford Airport are accessible. GENERAL INFORMATION Believed to be set on the largest plot within the development, 24 Rylands Park has been much upgraded by the vendors, who have owned the property since new. External steps lead up to the front of the property where the entrance hall, with oak flooring, accesses the living accommodation. WC has Villeroy & Boch tiles to the floor and a white suite comprising: WC and WHB with mixer tap. The dining kitchen enjoys French doors to the front elevation with Juliet balcony allowing plentiful natural light. The kitchen benefits from a good range of base, drawer and eye level units of blonde Oak with underskirt and under cupboard lighting. Granite work surfaces and upstands with glass splash-backs compliment the contemporary styling in the kitchen. The work surfaces incorporate a Franke 1 & 1/2 bowl sink with drainer. The integral appliances include: Fisher & Paykel electric double oven and 5 ring gas hob with overhead extractor and a Siemens dishwasher. There is space for a fridge freezer and the Villeroy & Boch tiled floor has economical electric underfloor heating. The family room / play room is set to the rear of the property and benefits from French double doors which lead out onto the garden. The dining room also overlooks the rear garden and is set next to the sitting room which benefits from double French doors onto the rear patio and window to the front elevation. Stairs lead down to the lower ground floor which has a Villeroy & Boch tiled floor. Accessed off the hall is the study/snug and a utility room incorporating sink with drainer, plumbing for a washing machine and space for a dryer. There is a useful cloakroom cupboard and door providing integral access to the double garage. An open staircase leads up to the first floor where the master bedroom is set to the front of the property and benefits from a dressing area fitted with wardrobes and an en suite shower/wet room comprising: waterfall/rainfall shower with attachment, wash hand basin set within a vanity unit, and WC. There is an electric and wet heated towel rail and underfloor electric heating. Bedroom two has a window to the front elevation and an en suite shower/wet room comprising: wash hand basin and vanity unit, WC and rainfall shower. In addition, it benefits from LED lighting, electric lit mirror and underfloor electric heating. Bedroom three has a window to the front elevation, whilst bedrooms four and five overlook the rear the garden. There is also an airing cupboard accessed off the landing. The house bathroom is a wet room comprising: rainfall shower with attachment, bath with mixer tap, wash hand basin in a vanity unit and WC. In addition, it benefits from waterproof TV, LED feature lighting, heated electric mirror with lighting, an electric and wet heated towel rail and underfloor electric heating. EXTERNALS A private driveway provides parking for at least 2 cars and leads to the double integral garage with two up and over doors, one of which is electric. The garage has power and a TV point. The gardens wrap around the rear and side of the property with two areas of decking, lawns bordered by mature plants and shrubs and a patio of Indian paving stone. Steps lead down to the external access door on the lower ground floor. 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 Proceed out of Halifax Town Centre up King Cross Road following the signs for Sowerby Bridge. At the King Cross Junction continue on Rochdale Road which leads directly through Sowerby Bridge and Triangle. Continue to the traffic lights at Ripponden and take the right hand fork towards Rochdale (A58). Proceed up Rochdale Road past The Butchers Arms proceed forward taking a left turning into Rylands Park. Follow the road around to the right and continue forward down the hill until reaching 24 Rylands Park on the right hand side as indicated by the Charnock Bates saleboard. For Satellite Navigation- HX6 4JH 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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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