Lynbern Kebroyd Lane Ripponden HX6 3JA AN INDIVIDUAL ARCHITECT DESIGNED FIVE DOUBLE BEDROOM DETACHED FAMILY HOME ENJOYING SOME STUNNING VIEWS ACROSS THE VALLEY This wonderful and well appointed family home is located within this well regarded residential area just a short drive from Ripponden Village There is a gas central heating system, wood grain effect PVCu double glazing, security alarm and versatile accommodation arranged over three floors which briefly comprises to the ground floor; Reception hall, downstairs wc, living room, dining room, study, dining kitchen, utility room and snug Lower ground floor; Hallway, wc and large games room First floor; Galleried landing leading to five double bedrooms two of which are ensuite and the family bathroom Externally the property is approached through twin timber electric gates onto a gravelled driveway which provides off road parking and in turn leads to an attached double garage, there are large terraced gardens with lawned areas, stone flagged patios, planted trees and shrubs, large summer house/workshop and green house Offers around 785,000 240 Halifax Road, Ripponden, Halifax, West Yorkshire, HX6 4BG Tel: 01422 417000 Huddersfield Tel: 01484 651878 Wakefield Tel: 01924 361631 Barnsley Tel: 01226 731730 Holmfirth Tel: 01484 689689 Penistone Tel: 01226 762400 Kirkburton Tel: 01484 603399 wwwsimonblythcouk

GROUND FLOOR RECEPTION HALL Twin oak and frosted glazed doors open into an impressive reception hall The hallway has a spindled staircase which winds around to a galleried landing, there are inset ceiling downlighters, ceiling coving, three central heating radiators, oak flooring and a PVCu double glazed window At the far end of the hallway there is a courtesy door giving access to the double garage and the hallway also provides access to the following; DOWNSTAIRS WC 8'10 x 4'0 (269m x 122m ) With a frosted PVCu double glazed window, there is a ceiling light point, oak flooring, central heating radiator and fitted with a white suite comprising; pedestal wash basin with chrome monobloc tap and low flush wc LIVING ROOM 28'0 into bay x 14'5 (853m into bay x 439m ) This spacious and well proportioned room is approached through twin timber panelled doors from the reception hall and has numerous inset ceiling downlighters, ceiling coving, two central heating radiators and to the front of the property there is a walk in bay which is 9'2 x 3'0 with PVCu double glazed windows, to the rear there are PVCu double glazed windows together with central French doors all of which provide plenty of natural light and take advantage of a lovely aspect across the valley As the main focal point of the room there is a feature stone fireplace with open grate resting on a stone hearth DINING ROOM 12'7 x 11'4 (384m x 345m ) With a PVCu double glazed window looking out over the side garden, there are inset ceiling downlighters, ceiling coving, a central heating radiator and with twin timber panelled doors from the reception hall

STUDY 10'7 x 10'7 Average (323m x 323m Average ) This is situated adjacent to the dining room and has a PVCu double glazed window looking out across the side garden, there is a ceiling light point, ceiling coving and a central heating radiator DINING KITCHEN 17'0 into bay x 17'6 (518m into bay x 533m ) Once again this is a generous proportioned room with lots of natural light from a walk in bay with PVCu double glazed windows looking out across the rear garden and with views over the valley, there is a PVCu double glazed window to the side elevation and PVCu double glazed window with central French doors to the opposite side opening onto a stone flagged patio which once again enjoys views across the valley There are two central heating radiators, Karndean flooring, inset ceiling downlighers, ceiling light point, ceiling coving and fitted with a good range of matt white shaker style base and wall cupboards, drawers, contrasting granite worktops with matching granite splashbacks, there is a black four oven Arga with two hot plates and two burner gas hob, inset one and half bowl single drainer sink with chrome mixer tap, Miele electric fan assisted oven, Zanussi stainless steel integrated coffee machine, housing for American style fridge freezer, integrated dishwasher and island unit matching the kitchen units with granite worktops, cupboards, drawers, display shelving, integrated stainless steel microwave and inset sink with chrome mixer tap To one side a timber panelled door gives access to the utility room UTILITY ROOM 12'7 x 5'6 (384m x 168m ) With inset ceiling downlighters, PVCu and sealed unit double glazed door leading out to the side garden, central heating radiator, Karndean flooring and having base cupboards and larder cupboard matching those of the kitchen with contrasting worktops, inset one and half bowl single drainer stainless sink with chrome monobloc tap and with plumbing for an automatic washing machine and space for a tumble dryer

SNUG 13'7 x 13'5 (414m x 409m ) This is accessed from the dining kitchen and has PVCu double glazed window which enjoys some lovely views across the valley, there are inset ceiling downlighters, ceiling coving, central heating radiator, oak flooring and in one corner housed within the chimney breast with a stone surround there is a multi-fuel stove which rests on a bevelled edge stone hearth LOWER GROUND FLOOR This is accessed through an archway leading from the reception hallway and has a spindle staircase with inset ceiling downlighters leading to a hallway HALLWAY The hallway has oak flooring, inset ceiling downlighters, ceiling coving, central heating radiator and provides access to the following rooms; WC 5'10 x 3'0 (178m x 091m ) With ceiling light point, oak flooring, extractor fan, central heating radiator and fitted with a white suite comprising; pedestal wash basin with chrome monobloc tap and low flush wc STORE ROOM 7'0 x 4'0 (213m x 122m ) With ceiling light point, oak flooring, fitted shelving and housing a Heatrae Sadia hot water cylinder

GAMES ROOM 27'6 X 14'5 (838m X 439m ) A wonderful and particularly spacious room ideal for entertaining with a PVCu double glazed window together with adjacent PVCu double glazed French doors which open onto a stone flagged patio with views stretching across the valley There are inset ceiling downlighters, ceiling coving, two central heating radiators and oak flooring FIRST FLOOR GALLERIED LANDING With featured curved spindled balustrade together with pitched ceiling with inset downlighters, there is a venetian style PVCu double glazed window filling the landing with lots of natural light as well as taking advantage of some lovely far reaching views, there is a central heating radiator, loft access and airing cupboard From the landing access can be gained into the five double bedrooms and family bathroom

BEDROOM ONE 17'6 x 12'10 (533m x 391m ) A large double room situated to the rear of the house and having lots of natural light from PVCu double glazed windows to three elevations, there are inset ceiling downlighters, central heating radiator and having fitted furniture including wardrobes, a bank of drawers and a bedside table To one side a door gives access to an ensuite shower room ENSUITE SHOWER ROOM 9'8 max x 5'9 (295m max x 175m ) With inset ceiling downlighters, extractor fan, floor to ceiling tiled walls, tiled floor with underfloor heating, shaver socket, chrome ladder style heated towel rail and fitted with a suite comprising; pedestal wash basin with chrome monobloc tap, low flush wc and shower cubicle with shower fitting including a fixed shower rose and body jets BEDROOM TWO 14'6 x 10'3 min (442m x 312m min ) A double room with some lovely views across the garden through PVCu double glazed windows, there is a ceiling light point, loft access, central heating radiator and to one side a door gives access to an ensuite shower room

ENSUITE SHOWER ROOM 9'3 x 4'6 (282m x 137m ) With inset ceiling downlighters, frosted PVCu double glazed window, floor to ceiling tiled walls, tiled floor with underfloor heating and fitted with a suite comprising; pedestal wash basin with chrome monobloc tap, low flush wc and walk in shower with curved glazed shower screen and chrome shower fitting BEDROOM THREE 13'8 x 13'5 (417m x 409m ) A double room which is situated between bedroom one and bedroom two and enjoys a similar aspect through a PVCu double glazed window, there is a ceiling light point, loft access and central heating radiator BEDROOM FOUR 13'0 x 10'6 (396m x 320m ) A double room with a PVCu double glazed window looking out to the side, there is a ceiling light point and central heating radiator BEDROOM FIVE 11'0 x 9'4 (335m x 284m ) With a PVCu double glazed window looking out to the front, there is a ceiling light point and central heating radiator

FAMILY BATHROOM 13'0 x 11'2 max (396m x 340m max ) With inset ceiling downlighters, frosted PVCu double glazed window, floor to ceiling tiled walls, tiled floor with underfloor heating, shaver socket, chrome ladder style heated towel rail and fitted with a suite comprising; double ended bath with tiled side panel, pedestal wash basin with chrome monobloc tap, low flush wc and tiled shower cubicle with chrome shower fitting OUTSIDE PARKING The property is approached through stone gate posts with mounted light fittings and twin timber gates opening onto a gravelled driveway which provides off road parking and in turn leads to an attached double garage DOUBLE GARAGE 20'0 x 19'6 (610m x 594m ) With an electric up and over door, courtesy door giving access to the reception hall, twin doors giving access to the rear with adjacent window, there is power, light and roof void storage

GARDENS From the driveway there are stone steps leading down to an extensive stone flagged patio which can be accessed from the games room and from here there are steps leading up to a raised stone flagged patio which can be accessed from both the living room and dining kitchen From the lower patio area which bordered by drystone wall there are steps leading down to a terrace garden which to one side has a large timber summer house/ workshop this has twin timber and glazed doors together with window, there is power, light, small roof void storage area, below this there are planted beds, gravelled pathway and greenhouse A flagged pathway then leads to a lawned garden which is bordered to one side with a drystone wall with rockery above, below this there is a further lawned garden with mature trees and enjoying some lovely views across the valley To the far side of the property there is a stone flagged pathway which rises to a level lawned garden with stone flagged pathway, there is an outside cold water tap, from here there are doors giving access the utility room and garage and with twin timber and braced gates leaded onto the lane

VIEW ADDITIONAL DETAILS CENTRAL HEATING The property has a gas central heating system DOUBLE GLAZING The property has wood grain PVCu double glazing ALARM The property is fitted with a security alarm VIEWING: For an appointment to view, please contact the Ripponden Office on 01422 417000 DIRECTIONS From Ripponden take the Halifax Road towards Sowerby Bridge then turn left up Kebroyd Lane Continue up the hill and then turn left onto Kebroyd Mount where the property will eventually be found on the left hand side

BOUNDARY OWNERSHIP The boundary ownerships and tenure of the property have not been checked on the title deeds for any discrepancies or rights of way if any (This is a standard statement on all our brochures due to the Property Misdescription's Act) COPYRIGHT Unauthorised reproduction prohibited FLOOR PLANS Sketch Plan for illustrative purposes only All measurements, walls, doors, windows, fittings and appliances, their sizes and locations are shown conventionally and are approximate only, and cannot be regarded as being a representation either by the Seller nor his agent Copyright: Drawing by Simon Blyth Estate Agents Unauthorised reproduction prohibited FREE VALUATIONS If you are thinking of a move then take advantage of our FREE valuation service, telephone our nearest office for a prompt and efficient service IMPORTANT NOTES When we were asked to place the property on the market, certain information was not verified In particular none of the services or fittings and equipment have been tested and we are therefore unable to give warranties of any kind (This is a standard statement on all our brochures due to the Property Misdescription's Act) MAILING LIST Keep up to date with all our new properties Let us know your price range, the area and type of home you require by registering on our mailing list MEASUREMENTS Please note that all measurements are for general guidance purposes only Due to variations and tolerances in metric and imperial measurements, measurements contained in these particulars must not be relied upon Purchasers must arrange for their own measurements to be taken if ordering carpets, curtains, furniture or other equipment MORTGAGE ADVICE Simon Blyth Estate Agents understand that getting appropriate mortgage advice is a crucial part of the home buying process Finding a suitable mortgage has always been something of a daunting experience which is why we would like to introduce you to our independant mortgage advisors They provide tailored mortgage solutions through a wealth of experience in the mortgage and property market and offer access to the full unrestricted range of products available Our advisors are dedicated to providing ongoing guidance and advice throughout the entire house purchase process keeping you, your estate agent and solicitor involved with continual updates on the progress Once in your new home they will be available for ongoing support to build a long term relationship for your future mortgage planning Your home may be repossessed if you do not keep up repayments on your mortgage

For friendly expert advice on your mortgage requirements, or to discuss the potential of making your ideas a reality then please call in or phone for a chat OFFICE OPENING TIME 7 DAYS A WEEK Monday to Friday - 8:45 am to 5:30 pm Saturday - 900 am to 400 pm Sunday - 1100 am to 200 pm Details printed 06/05/16