MAGNOLIA HOUSE RILEY LANE KIRKBURTON HD8 0RZ WITH FOUR DOUBLE BEDROOMS, LARGE LOUNGE, SUPERB DINING KITCHEN AND LOVELY CONSERVATORY OVERLOOKING THE APPROXIMATELY ONE THIRD OF AN ACRE GARDENS Just a two minute walk from Kirkburton centre this delightfully situated family home holds much more than might first be imagined With superb gardens, garage and a high quality well presented interior this versatile home enjoys good sized rooms throughout It briefly comprises: Hallway, conservatory (14'0 x 11'0 max), large 'L' shaped lounge, dining living kitchen, four double bedrooms, bedroom four on the ground floor, house bathroom, ensuite to bedroom one and ensuite wc to bedroom two In short a lovely home that needs to be viewed to be fully understood EPC rating TBC Offers around 395,000 Barnsley Tel: 01226 731730 Halifax Tel: 01422 417000 81e North Road, Kirkburton, Huddersfield, HD8 0RL Tel: 01484 603399 Holmfirth Tel: 01484 689689 Huddersfield Tel: 01484 651878 Kirkburton Tel: 01484 603399 wwwsimonblythcouk Penistone Tel: 01226 762400 Sheffield Tel: 0114 3216590 Wakefield Tel: 01924 361631

THE ACCOMMODATION COMPRISES GROUND FLOOR ENTRANCE Attractive entrance door with inset obscure and leaded glazing and glazed overlight gives access through to the property's accommodation HALLWAY The inner hallway has a lovely outlook to the front courtesy of twin windows and has an attractive timber effect floor It is decorated with a dado rail and has pleasing decoration throughout There is a spindle balustraded staircase, two understairs storage cupboards and a timber and glazed door leads through to the 'L' shaped lounge LOUNGE This with two principal areas (see photographs and floor layout plan) has lovely outlooks to the front and sides, one of which gives a charming outlook over the property's gardens, the other via the conservatory lovely views out over the principal gardens The room has coving to the ceiling, a variety of wall light points, central ceiling light point, broad chimney breast with attractive polished timber feature fireplace including a mantle, raised granite hearth with granite backcloth and all being home for a period style gas fired coal burning effect fire Patio doors allow the room, together with the windows, a huge amount of natural light These patio doors lead through to the conservatory

CONSERVATORY This conservatory is a fabulous addition to the home Built some years ago it enjoys a now mature setting with lovely gardens surrounding, all of which add a sense of space and rural style to the home The conservatory is of a good size and has a high quality pitched glass roof with central chandelier point There is attractive timber effect flooring, twin glazed doors out to the property's gardens and the conservatory enjoys pleasant views across the valley

DINING LIVING KITCHEN A timber and glazed door gives access through to the dining living kitchen This huge kitchen has the everyday entrance door and has three windows giving a large amount of natural light and pleasant views out over the property's gardens It has timber effect flooring, a number of lighting points and a beautiful range of units These being at both the high and low level have a large amount of working surfaces with granite splashbacks There is a Stoves in built oven with the usual warming ovens and a five ring gas hob above which there is a stylish glazed extractor fan The kitchen has an integrated fridge and freezer, an integrated dishwasher and integrated Siemens washing machine There is also a high specification Carron one and a half bowl stylish sink unit with mixer tap over

BEDROOM FOUR Also on the ground floor is bedroom four A delightful double room, this is also used as a guest bedroom It has a super view out over the property's large gardens and delightful village scene beyond There is coving to the ceiling, a wonderful array of in built robes with bedside furniture and display niches, dressing table and drawers There is central ceiling light point and attractive timber effect flooring HOUSE BATHROOM The house bathroom is one of three facilities within the home This house bathroom is of a good size and has a large obscure glazed window, ceramic tiled flooring, ceramic tiling to the full ceiling height, combination Grohe central heating radiator/heated towel rail, low level wc, vanity unit with inset wash hand basin and mixer tap over and bath with centrally located mixer tap/shower attachment FIRST FLOOR STAIRS AND LANDING The staircase with spindle balustrading, as previously described, rises up to the first floor landing This is beautifully decorated and gives access through to bedroom one

BEDROOM ONE A large double room with windows to either side affording the room with a large amount of natural light and pleasant views The room has two beams to the ceiling, attractive timber effect flooring, small dressing area with storage cupboard to the under eaves and ensuite ENSUITE This has ceramic tiled floor, ceramic tiling to the full ceiling height, automatic extractor fan, spotlighting to the ceiling and is fitted with a shower cubicle with chrome fittings, wash hand basin with stylish cupboards and mixer tap and low level wc VIEW FROM BEDROOM ONE

BEDROOM TWO Once again a pleasant double room with a long distance view, attractive timber effect flooring, bank of in built robes with sliding mirrored doors, central chandelier point and ensuite wc ENSUITE WC Fitted with a low level wc and pedestal wash hand basin There is light and shaver socket, obscure glazed window and exposed beam to the angled ceiling line BEDROOM THREE Yet again a large double room with a high quality range of in built robes, attractive timber effect flooring, good sized window giving a pleasant outlook to the side and central ceiling light point OUTSIDE The property has the unusual arrangement of being accessed vehicularly from Riley Park, pedestrian access from Riley Park and also pedestrian access from Riley Lane

GARDENS The gardens are exceptionally large and are maintained particularly well The gardens and grounds of this home must be viewed to be fully understood and appreciated There is a large amount of interesting spaces around every corner At the upper level there is a garage The gardens are best described as delightful and surround the home completely However the principal garden is to be found to the lower side This garden area has two shaped lawns The upper of which provides a delightful seating area and a pleasant view out over the property's gardens, neighbouring gardens and village scene beyond There is a tremendous amount of shrubbery and trees The pathway meanders down one side of the garden to a vegetable/wildlife garden This is home for the vendors chicken run The pathway continues down to Riley Lane giving access to Kirkburton's many facilities ie the Co-Op being within a two minute walk of the gate from the home The property has external lighting and external water tap

GARAGE With a doorway onto Riley Park, window to the side and personal door giving access down to steps leading to the home itself There is also separate access steps The garage has a useful storage/workshop beneath GOOGLE SHOT ADDITIONAL DETAILS CENTRAL HEATING The property has gas fired central heating DOUBLE GLAZING The property has upvc double glazing VIEWING: For an appointment to view, please contact the Kirkburton Office on 01484 603399 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 01/11/16