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" A beautifully presented cottage thought to have been constructed around 1910 and forming part of a most attractive row of variously styled cottages situated in this semi rural Pennine foothills Village. Standing in larger than average size gardens to the front and rear and with transport links to the local amenities at Hoyland Common and access to Jct 36 of the M1 this sympathetically modernised private home offers spacious ground floor living area along with attractive cottage style bedrooms and bathroom to the first floor. Potential for further first floor accommodation to be built over the ground floor extension.


GENERAL DESCRIPTION A beautifully presented cottage thought to have been constructed around 1910 and forming part of a most attractive row of variously styled cottages situated in this semi rural Pennine foothills Village. Standing in larger than average size gardens to the front and rear and with transport links to the local amenities at Hoyland Common and access to Jct 36 of the M1 this sympathetically modernised private home offers spacious ground floor living area along with attractive cottage style bedrooms and bathroom to the first floor. Potential for further first floor accommodation to be built over the ground floor extension.
FLOOR PLAN
ENTRANCE Accessed via a gate and a long front garden, with No. 32 being to the right hand side.
DINING AREA 5.05m(16'7'') x 3.43m(11'3'') A bright spacious room situated across the front of the property having a hardwood timber floor, return staircase leading to the first floor and lighting from recessed halogen spots. Front facing double glazed windows with double panel central heating radiator located below. Open chimney breast with stone hearth and gas supply. Sealed off flue over.
LOBBY Wall mounted gas fired Baxi combination boiler providing domestic hot water and central heating.
Door through to wc.
CLOAKROOM/WC Fitted with a close coupled wc and ceramic wall mounted wash hand basin.
KITCHEN 2.97m(9'9'') x 3.00m(9'10'') Finished with a range of mid oak fronted units comprising base cupboards and drawers to two walls with roll top work surfaces over, wide opening to chimney breast suitable for a range cooker and side facing double glazed window. Space and plumbing for dishwasher and inset large single bowl single drainer stainless steel sink top with chrome mixer tap. uPVC door with upper glazed panel opening to the side. Halogen spot lighting and timber floor continuing through from dining area.
SITTING AREA 2.69m(8'10'') x 2.95m(9'8'') This is thought to be the former dining area and has timber flooring, single panel central heating radiator and halogen lighting.
LOUNGE 5.36m(17'7'') x 3.45m(11'4'') This superb comfortable rear lounge is a large modern extension overlooking the rear garden and has a sloping ceiling fitted with roof lights. Timber floor, two double panel radiators and hatch opening back through to the kitchen.
EXTERNALLY Double and single French doors from the lounge opening to another patio seating area and the delightful back garden.
FIRST FLOOR Landing with side facing double glazed window and roof access hatch.
BEDROOM 1 2.97m(9'9'') x 3.02m(9'11'') Good size bedroom with a deep sloping ceiling and side facing double glazed window. Single panel central heating radiator.
FRONT BEDROOM 2 2.74m(9'0'') x 5.49m(18'0'') A delightfully laid out generous sized main bedroom. The free standing wardrobes which provide a storage area to the rear are included in the sale.
BATHROOM 2.08m(6'10'') x 2.62m(8'7'') Cottage style bathroom with sloping ceiling and free standing claw footed bath with antique style chrome shower mixer taps. Close coupled wc and pedestal wash hand basin by Sanitan. Obscure glass panel overlooking the stairs and deep shelf with window to the rear. Single panel central heating radiator, painted timber floor and triple spot light fitment.
GARDENS Large private lawned front garden with surrounding mature trees and shrubs with a small patio outside the front entrance door. Access to the remainder of the property is by a shared pedestrian footpath from Pilley Green which leads down the left hand side of the property and gives access to the kitchen door and further gardens beyond. On the far side of the right of way there is a surfaced hard standing suitable for parking a motor vehicle or perhaps erecting a sectional garage. Beyond this area is a further excellent size principally lawned garden.
GARDENS CONT'D/.. RIGHT OF WAY There is a right of way which serves all the cottages in the row and is accessed from the bottom junction of Pilley Green and New Road giving access to street parking and outbuildings to the rear of the properties.
Beyond the right of way there is a surfaced hard standing suitable for parking a motor vehicle or perhaps erecting a sectional garage. Beyond this area is a further excellent size lawned garden with shrubs, trees, views onto fields beyond and visiting wildlife.
OUTBUILDING ONE 2.00m(6'7'') x 3.05m(10'0'') Plumbing for automatic washing machine, and power and light supply.
OUTBUILDING TWO With wc.
OUTBUILDING THREE Garden store (former coal store).
CONSTRUCTION
SERVICES Mains gas, water and electricity are connected run from the boiler located off the dining room. A system of gas fired central heating is installed. None of these services have been tested by the Selling Agents and we therefore advise you to have your own engineer, plumber or electrician carry out checks on your behalf. Note: Measurements are generally taken by electronic instruments and are only intended as a guide. We therefore advise that you take your own measurements where accuracy is a requirement.
CONSTRUCTION The original cottage was built in an attractive 9 brickwork in flemish bond with a half timbered effect finish to the upper portion on the front elevation. The roof is steeply pitched and covered in rosemary tiles. The rear extension has a mono pitched roof with double glazed roof light and is of standard 11 cavity construction. The pair of cottages have a central tall brick built spectacular chimney stack.
OFFICE OF FAIR TRADING Interested parties please note that in order to proceed with a sale Smiths follow the Office of Fair Trading's Guidelines with regards to Money Laundering and will require sight of confirmation of identity.
DETAIL MAP STREET MAP LOCATION MAP VIEWING Viewing is by prior appointment through Smiths.
These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.
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