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"You simply cannot fail to be impressed with this stunning fully renovated detached farm house situated in this sought after rural location sat within approximately 10 acres of grazing land, gardens and woodland. The accommodation which has been extensively renovated to an extremely high standard whilst still noting many original features briefly comprises Entrance hall, wc room, lounge, and dining room, fantastic kitchen with quality units, porch sun room office, and large games room family room, five bedrooms, two en suites and family bathroom. Ample off road parking, gardens, grazing land and woodland. A fantastic family home offered with vacant possession.

ACCOMMODATION COMPRISES

Main entrance hall
With 3 exposed stone steps, exposed original beams, engineered oak flooring with under floor heating, partially open staircase with wrought iron balustrade, storage cupboard with spring water filter treatment tank and inset spotlights.

Cloaks wc room
With two piece white suite incorporating floating vanity wash hand basin and low flush wc, two inset spotlights, engineered oak flooring with under floor heating.

Lounge living room
5.13 m 16 10 x 4.25 m 13 11 max
With cast iron log burning stove, wooden fire surround and stone flagged hearth, exposed beams, engineered oak flooring with under floor heating and inset spotlights. Access to

Dining room
5.25 m 17 2 x 2.59 m 8 6
With exposed stonework and original beams, engineered oak flooring with under floor heating, four Velux double glazed roof lights and inset spotlights.

Side entrance porch office
With laminated flooring, inset spotlights, glazed solid wood door.

Most spacious breakfast family kitchen
5.76 m 18 11 x 6.04 m 19 9 max
With double enamel sink unit and extendable mixer tap, excellent range of brand new quality wall and base units, solid oak work surfaces with splashback and a host of brand new integral appliances incorporating; induction hob, NEF inbuilt extractor with WIFI, built in NEF electric slide and hide oven, separate NEF microwave oven, feature cast iron Victorian range, exposed original beams, engineered oak flooring with under floor heating and wine cooler.

Inner hall
With wooden external door and burglar alarm controls.

Extremely spacious family room games room second reception room
7.22 m 23 8 x 5.89 m 19 4 max
With solid oak flooring and underfloor heating and inset spotlights.

FIRST FLOOR

Landing
With exposed stonework, exposed original beams, LED lighting, Victorian style radiator, burglar alarm controls.

Walk in store room
With hot water cylinder and lighting.

Master bedroom
4.47 m 14 8 x 3.92 m 12 10
With exposed original beams, Victorian style radiator and inset spotlights. Access to

En suite shower room
With three piece brand new white suite incorporating; larger than average shower cubicle and mixer shower, vanity wash hand basin and enclosed low flush wc, chrome heated towel radiator, inset spotlights, extractor fan and built in illuminated mirror.

Double bedroom bedroom 2
3.93 m 12 10 max x 3.32 m 10 11 max
With exposed pearling s, inset spotlights and Victorian style radiator.

En suite shower room
With larger than average shower cubicle, mixer shower, vanity wash hand basin and low flush wc, inset spotlights, extractor fan and heated towel radiator and built in illuminated bathroom mirror.

Bedroom 3
4.41 m 14 5 x 3.55 m 11 8 max
With built in spotlights and Victorian style radiator.

Bedroom 4
3.45 m 11 4 x 3.67 m 12 0 max
With inset spotlights and Victorian style radiator.

Bedroom 5
2.67 m 8 9 x 2.25 m 7 4
With exposed pearling s, inset spotlights, built in storage cupboard with lighting and Victorian style radiator.

Family bathroom
2.66 m 8 9 x 3.02 m 9 10 max
Part tiled with four piece brand new quality white suite incorporating free standing oversized double slipper bath with free standing mixer tap, large walk in shower tray with glazed screen and mixer shower, floating vanity wash hand basin and low flush wc, illuminated Bluetooth mirror, chrome heated towel radiator, inset spotlights, extractor fan and tiled flooring.

External utility boot room wash room
3.36 m 11 0 x 2.78 m 9 1
With enamel sink unit, mixer tap, granite work surfaces and storage cupboards, plumbing for automatic washing machine and space for dryer. Wall mounted Worcester Bosch system boiler, radiator, inset spotlights and burglar alarm controls.

External
Well kept lane leading to ample parking area for at least six to seven cars and potential to create garage subject to Planning Permission. The property is sat in approximately 10 acres of land comprising greenbelt grazing land, woodland and extensive gardens with stunning open aspect panoramic views over surrounding greenbelt hillside.

Services
The property is on mains electric, LPG gas, spring water and water treatment plant for sewerage. The Council tax band for the property is band E. The Energy Efficiency rating for the property is band C.

Further note
The property has been rebuilt in most parts but extensively modernised throughout to an incredibly high standard.

Final note
The property is grade 2 listed. Approximately built around 1600.

Directions
From Halifax proceed on the A647 Boothtown Road towards Queensbury. On approaching Amblerthorn make a left turn into Roper Lane. At the top end of Roper Lane before approaching The Raggalds Public House turn sharp left which will take you to Shugden Farm.

Disclaimer
These particulars are intended to give a fair description of the property but their accuracy cannot be guaranteed, and they do not constitute an offer of contract. Intending purchasers tenants must rely on their own inspection of the property. None of the above appliances services have been tested by ourselves. We recommend purchasers arrange for a qualified person to check all appliances services before legal commitment.
MONEY LAUNDERING REGULATIONS
1. Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co operation in order that there will be no delay in agreeing the sale.
2. General While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property"