"******* ***LOCATION LOCATION LOCATION*** Offering the rarest of rare opportunities in this sought after semi-rural position with panoramic countryside views is this wonderful 3-bedroom semi-detached cottage providing wonderful potential to the lucky buyer. Suitable for extension and refurbishment of the existing cottage (subject to necessary consents). Currently providing lounge, dining kitchen, sun room, garden room, shower room, 3 bedrooms and family bathroom in addition to extensive gardens and garaging. Purchasers are advised to make their own enquiries from the local Planning Office, specific to their own requirements. EPC E44.

SUN ROOM 5'8' x 7'7' (1.73m x 2.31m) Enjoying distant views over the surrounding area & overlooking the garden with French doors leading out to the exterior of the property & enjoying ample natural light. LOUNGE 16'7' x 15'3' max (5.05m x 4.65m max) With a gas stove within a rustic style fire surround with slate hearth & exposed beams. With the superb views looking over towards Farnley Tyas & the surrounding countryside. DINING KITCHEN 17'9' x 8'10' (5.41m x 2.69m) Fitted with a range of wall & base units, working surfaces incorporating a stainless steel inset sink, provision for a gas cooker & plumbing for a washing machine & dishwasher. Pantry cupboard under the stairs & internal doors leading to the lounge & ground floor shower room/cloakroom respectively. SHOWER ROOM With a corner shower, low level wc & pedestal hand wash basin in addition to a useful boiler cupboard where the combination boiler can be found. GARDEN ROOM 17'10' x 7'4' (5.44m x 2.24m) With tiled flooring, sliding patio doors overlooking the garden a front door & exposed stone detail on display. ON THE FIRST FLOOR BEDROOM 1 15'8' x 9'5' (4.78m x 2.87m) To the rear of the property with a dual aspect overlooking the garden & across the valley. Fitted furniture provides a range of hanging & shelving. BEDROOM 2 13' x 9'1' (3.96m x 2.77m) With exposed feature beams & trusses & a decorative feature period fireplace. BEDROOM 3 9' x 13'3' max (2.74m x 4.04m max) Enjoying a bulk head cupboard & additional wardrobe providing a range of hanging, shelving & storage. HOUSE BATHROOM 4'6' x 9' (1.37m x 2.74m) Comprising a panelled bath, low level wc & a pedestal hand wash basin, with tiled walls & heated towel rail. OUTSIDE Extensive gardens are positioned to the front & side elevations, which are well stocked & established with a range of patio seating areas, lawn sections, planted pockets, rockeries, a water feature/pond & enjoying superb panoramic countryside views across the valley. There is a single garage incorporated into the terraced gardens & a useful garden store by the steps of the gated private approach pathway. AGENTS NOTES Subject to necessary consents it is possible that there may be a potential building plot to the side of the property within the garden area, although incoming purchasers should make their own enquiries with the Planning Office. There is clearly an opportunity, again subject to necessary consents, for the house itself to be extended & redesigned or reconfigured to substantially increase the floor area should the incoming purchaser require. DIRECTIONS From Kirkburton village centre along North Road turn up Slant Gate and towards the top of the road as it begins to level out Garner Lane will be found as a turning off to your left. The property will then be found after a short distance on your right hand side. Alternatively from Wakefield Road (A642) at The White Swan Public House (by the traffic lights) turn up Far Dene towards Highburton and near the top Garner Lane is on the right hand side. WHEN VIEWING PLEASE PARK ON SLANT GATE AND WALK DOWN TO THE PROPERTY DUE TO RELATIVELY LIMITED PARKING. EPC RATING E44 COUNCIL TAX BAND C TENURE Many of the surrounding properties on Garner Lane are freehold and it is likely that this is the case for number 9. Details will be confirmed within the Contract pack prior to the sale itself. AS/JL/06.17 Directions From Kirkburton village centre along North Road fork right up Slant Gate and towards the top of the road as it begins to level out Garner Lane will be found as a turning off to your left. The property will then be found after a short distance on your right hand side highlighted by the Boultons flag board. Alternatively from Penistone Road A629 at The White Swan Public House (at the traffic lights) head up Far Dene towards Highburton, near the top of the hill Garner Lane will be found on the right hand side. WHEN VIEWING PLEASE PARK ON SLANT GATE OR FAR DENE AND WALK DOWN TO THE PROPERTY DUE TO RELATIVELY LIMITED PARKING. Viewing Viewing by arrangement with Boultons. Please telephone 01484 606007 to book an appointment. Please do not park on Garner Lane - viewers to park on either Far Dene or Slant Gate at the end of Garner Lane and take the short walk along the lane. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website."