The Old Barn Cross Lane Stocksmoor A BEAUTIFUL BARN CONVERSION SET BACK FROM CROSS LANE WITH LOVELY GARDENS AND VIEWS OVER SURROUNDING FIELDS With good sized driveway and detached double garage, this four/five bedroomed home has many outstanding features of the period, wonderful beams, interesting staircase, additional playroom/gym, fabulous lounge, separate dining room and large breakfast kitchen In short, a home that provides interesting and delightful accommodation in a highly regarded location With the usual modern appointments, it briefly comprises:- stone flagged entrance hall, lounge with full height timbers on display, large dining room, impressive breakfast kitchen, gym/playroom, five bedrooms (bedroom 5 currently used as a study), bedroom 1 with en-suite and house bathroom Planning permission to create further accommodation has also been granted (if required) **NO UPPER CHAIN** EPC Rating Grade D Offers around 485,000 81e North Road, Kirkburton, Huddersfield, HD8 0RL Tel: 01484 603399 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

Two large glazed doors set within the centre of the broad glazed former stone barn arch give access through to the entrance hall ENTRANCE HALL The light and bright hall has beautiful stone flagged flooring, wonderful beams on display, decorative brick work and access to a useful under stairs storage cupboard The hallway has a ceiling light point and a central heating radiator WC This is fitted with a low level wc, a wash hand basin, half height wall tiling, ceramic floor tiling, a central heating radiator and a window giving a pleasant view out over the fields LOUNGE 495m max x 483m max (16'3" max x 15'10" max) This is a wonderful room with many features including a lofty angled and beamed ceiling line with the galleried first floor landing over, a window incorporating a bay which overlooks neighbouring fields, a circular window with brick reveals, patio doors opening on to the rear paved patio, and further stone and brick work on display, particularly to the chimney breast which together with the roof timbers creates a superb effect There is a solid fuel burning stove set upon a raised hearth with a timber plinth over There are various light points and a central heating radiator An opening leads through to the dining room

DINING ROOM 498m max x 343m max (16'4" max x 11'3" max) Once again this has a large amount of timbers on display, two sets of windows of different shapes and patio doors which give access to the stone paved side patio There is a central heating radiator, two wall light points and a storage cupboard From the dining room a timber door gives access through to the breakfast kitchen BREAKFAST KITCHEN 549m max x 396m max (18'0" max x 13'0" max) This is a particularly good sized room with windows to two sides and an external stable style door providing pleasant views and a large amount of natural light There is a beam exposed to the ceiling and a dado rail There are units to the high and low level with granite effect working surfaces, decorative tiled splash backs, glazed display cabinets, display shelving, wine racks, an inset high quality sink unit with a mixer tap over, and the appliances include a fridge, freezer, dishwasher and a Falcon Professional kitchen range with a double oven, a five ring gas hob and an extractor canopy over The kitchen has ceramic tiled flooring, a telephone point, a central heating radiator and various lighting points including under unit lighting A door from the hallway gives access in to bedroom 3

FAMILY ROOM / GYM 480m approx x 234m approx (15'9" approx x 7'8" approx) This most useful room has been used for a variety of purposes over the years It has an angled and beamed ceiling line, a large window allowing a huge amount of natural light, a further window to the side, a central heating radiator and two ceiling light points From the entrance hall the superb staircase turns and winds up a central antique brick pillar reaching up to the first floor landing BEDROOM 3 396m max x 376m max (13'0" max x 12'4" max) This is located on the ground floor and offers a large degree of flexibility It is currently used as a guest bedroom and has a lovely view out over the fields to the side There is a central heating radiator, a central ceiling light point, a pedestal wash hand basin and a shower cubicle fitted with a chrome shower system FIRST FLOOR LANDING This has a profusion of timbers on display, a large Velux window, a central heating radiator, a display plinth and a spindle galleried area giving a fine view over the sitting room, once again enjoying the roof timbers and views over the fields BEDROOM 1 396m max x 381m max (13'0" max x 12'6" max) This is a lovely double bedroom with a high angled and beamed ceiling, a broad bank of windows giving a fine view over the side fields, a bank of inbuilt wardrobes and a central heating radiator A doorway leads through to the en-suite

EN-SUITE 213m approx x 157m approx (7'0" approx x 5'2" approx) This is fitted with a three piece suite in white comprising of a low level wc, a pedestal wash hand basin and a shower cubicle with a Triton shower fitting There is a mirror over the basin, exposed stone walling, a beam to the ceiling, appropriate tiling elsewhere and a feature circular window with an opening centre panel BEDROOM 2 396m max x 315m max (13'0" max x 10'4" max) This has windows to two sides, one of them being a feature circular window There are beams and timbers on display, a central heating radiator and exposed stone walling BEDROOM 4 305m max x 282m max (10'0" max x 9'3" max) Enjoying the upper glazing of the former barn arch, this single bedroom has a wall of exposed stone, superb timbers on display, a high angled ceiling and a central heating radiator BEDROOM 5 / STUDY 345m max x 343m max (11'4" max x 11'3" max) This is a pleasant room with the roof timbers playing an important role There is a large Velux window, a central heating radiator and a cupboard to one corner which houses the hot water tank for the gas fired central heating boiler BATHROOM This has a pleasant view to the side and is fitted with a corner bath with a Victorian style hand held mixer tap/shower unit over, a low level W/C, a pedestal wash hand basin, a large period style shower cubicle with a Triton shower fitting, appropriate decorative tiling, a central heating radiator and a loft access point

OUTSIDE An iron gate gives access from Cross Lane onto the long crushed stone driveway This leads to the garage and the good sized parking area/driveway beyond A right of way exists over the initial driveway to the neighbouring field, however we are informed this gives very little interference to the home GARAGE The detached stone built garage has three windows, a side personal door, an angled roofline of stone slate and is fitted with power, light and water There is also an inspection pit

GARDENS The gardens are delightfully presented and of a good size The majority of the gardens are to be found to the side/rear of the home Immediately to the side there is a stone paved patio accessed from the breakfast kitchen and dining room, a large pebbled play area and a further paved patio area to the rear of the garage which provides a particularly pleasant place to sit and enjoy the afternoon and evening sun The lawned garden is surrounded by a combination of stone walling, timber fencing and planting There is a further pebbled pathway giving access to the rear of the property including the stone paved patio accessed from the lounge ADDITIONAL DETAILS PLANNING PERMISSION Please note, planning permission was achieved for an extension to the side of the dwelling This has now lapsed There is also current planning permission to convert the garage in to annexed accommodation Please enquire for further details INFORMATION The property has gas fired central heating, double glazing, external lighting and an alarm system which also covers the garage EXTRAS Carpets, curtains and certain other extras may be available by separate negotiation NEGOTIATOR For further information about this property please contact the office or email: FionaCampbell@simonblythcouk VIEWING: For an appointment to view, please contact the Kirkburton Office on 01484 603399 DIRECTIONS From Holmfirth follow the A635 Station Road into New Mill In the centre of New Mill bear left onto Penistone Road, and then left after a short distance onto Sude Hill Bear left after the church and follow Fulstone Hall Road through the woods and into Stocksmoor Before reaching the train station, turn left at the cross roads onto Cross Lane The property is on the left

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 - 9:00 am - 430 pm Sunday - 11:00 am - 4:00 pm Details printed 09/04/16