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" A truly outstanding and suprisingly comprehensive stone built semi-detached executive family house with 4 bedrooms and 3 bathrooms, incorporating a skilful and imaginative blend of traditional atmosphere and characterful cottage style with a cutting edge contemporary interior, recently completed and presented to exacting standards. Commanding peaceful and idyllic established location, tucked away within a select group of similar and individual homes on the fringe of the Heath community, the property features a private walled garden to the rear, garage and much more only revealed by a complete appraisal.

LOCATION Heath is a highly favoured historical hamlet situated some 2? miles to the south east of Wakefield city centre, often dubbed the village of mansions, and retaining much of its traditional ambience. This is a convenient base to access Wakefield city centre and railway stations, a choice of state and private schooling whilst offering the business commuter swift acces to local junctions M62/M1 motorways for Leeds city and West Yorkshire townships. THE PROPERTY Fulfilling all the demands of todays busy executive lifestyle, noteable features of the interior include wealth of Amtico top quality flooring, some underfloor heating, halogen and mood lighting systems, stunning contemporary kitchen with granite surfaces and appliances, and designer bathroom and 2 en-suite facilities. IN MORE DETAIL The accommodation which is served by gas fired central heating system and incorporates sealed unit double glazed timber framed windows and a security alarm system comprises: Panelled front entrance door with 2 Norman style reeded glass panes opens into: ENTRANCE VESTIBULE 1.75m(5'9'') x 1.42m(4'8'') Window to the side, halogen downlighter, Amtico high quality flooring in light oak finish, radiator, panelled/multi-paned inner door with bevelled edge glass opens to: RECEPTION HALL 2.54m(8'4'') x 3.53m(11'7'') The Amtico flooring extends through, radiator, half turn staircase off to first floor with light oak newall posts hand rail and spindles, halogen downlighting, telephone point, smoke detector, matching double doors with side screens open into: LOUNGE 4.47m(14'8'') x 3.53m(11'7'') Window overlooking the front, halogen downlighting, radiator, TV aerial point, through fireplace incorporates contemporary 2-way log burning stove, open plan access to: DINING ROOM 3.23m(10'7'') x 4.50m(14'9'') Window with views overlooking the rear garden, radiator, through fireplace with contemporary log burning stove, halogen contemporary downlighting, panelled door opens into: BREAKFAST KITCHEN Window with views over the rear garden, single panel radiator, halogen contemporary downlighting, Amtico light oak flooring, range of high quality contemporary units in high gloss buttermilk finish with stainless steel handles, comprise base cupboards having polished granite working surfaces over with matching upstands, 1? bowl rectangular inset stainless steel sink by Franke, satin stainless steel hot and cold pillar tap, integrated electric refrigerator and wine cooler, Prima integrated dishwashing machine, upright unit in black high gloss finish comprises, slide out larder unit, stainless steel split level oven and grill with matching microwave cooker over, adjacent larder cupboard, matching island work station with matching granite surface, incorporates deep soft closing pan drawers and shelving, breakfast bar, 4-plate integrated ceramic hob with glass and steel chimney hood over, points for wall mounted TV, matching range of wall mounted cupboards, panelled door to: UTILITY ROOM 2.44m(8'0'') x 2.67m(8'9'') Half glazed side entrance door with adjacent casement window, Amtico flooring in tile effect finish, radiator, range of high gloss units in white comprise, base cupboards with stainless steel handles, curved edge working surfaces over, inset stainless steel single drain sink unit with chrome hot and cold mixer tap, matching range of wall mounted cupboards and upright utility cupboard, halogen downlighting, plumbing provision for automatic washing machine, Vaillant wall mounted gas fired condensing combination boiler. Door into: GROUND FLOOR WC 2.44m(8'0'') x 0.97m(3'2'') Window to side with obscured glass, access point into the roofspace. The Amtico tile effect flooring extends through, radiator, halogen downlighting, two walls tiled to full height, pedestal hand wash basin with chrome mono-block mixer tap, low level flush WC. LANDING Halogen down lighting, access point into the roof space, smoke detector, panelled doors provide access to: PRINCIPAL BEDROOM 3.76m(12'4'') x 3.56m(11'8'') (Reducing to 8'9)
Window overlooking the front, radiator, halogen down lighting, TV aerial point, telephone point, door into: EN-SUITE SHOWER ROOM/WC 1.55m(5'1'') x 2.16m(7'1'') Suite in contemporary designer style comprises white rectangular cantilevered wash hand basin, with chrome mono-block mixer tap, mirror and courtesy light over, low level flush WC, independent tiled 1300mm shower cubicle with plumbed shower mixer, walls tiled to full height surrounding the suite, chrome towel warmer, ceramic tiled floor with under floor heating. DOUBLE BEDROOM 3.63m(11'11'') x 3.10m(10'2'') Window with views over the rear garden and beyond, radiator, halogen down lighting, TV aerial point, telephone point, panelled door into: EN-SUITE SHOWER ROOM/WC 2.49m(8'2'') x 1.24m(4'1'') Suite in white comprising, pedestal hand wash basin with chrome mono-block mixer tap, arched mirror and courtesy light over, low level flush WC, independent tiled shower cubicle with plumbed shower mixer, walls tiled to full height on one elevation, halogen down lighting, contemporary chrome towel warmer, ceramic tiling to the floor with underfloor heating. DOUBLE BEDROOM 3.28m(10'9'') x 2.54m(8'4'') max Window to the front, radiator, halogen down lighting, telephone point, TV aerial point. DOUBLE BEDROOM 3.35m(11'0'') x 2.49m(8'2'') Window to the rear with delightful aspects over the garden and beyond, radiator, halogen downlighting, TV aerial point. HOUSE BATHROOM/WC 1.96m(6'5'') x 1.68m(5'6'') Walls tiled to full height, ceramic tiling to the floor with underfloor heating, halogen down lighting together with LED skirting level mood lighting, designer style suite in white comprises, moulded shower bath with contoured glass screen, Kludic plumbed shower mixer over, electric extractor, cantilevered wash hand basin with chrome mono-block mixer tap, arched bevel edge mirror over with courtesy light, chrome ladder style towel warmer, low level flush WC with Grohe concealed cistern. OUTSIDE A tarmacadem surfaced driveway leads in from the main approach, leading to: GARAGE 2.92m(9'7'') x 5.82m(19'1'') Having automatic fibre glass up and over door for access, electric light and power available, open plan into: WORKSHOP 2.13m(7'0'') x 2.29m(7'6'') Having personal door leading in from the side of the house. GARDENS The property is set back behind open plan fore-garden laid to lawn with inset shrub bed, having ornamental trees, flower bed neatly tended and stocked under the window. A handgate between the house and garage leads into the side via a stone flagged area having marshallite set footpath leading to the side entrance door and in turn leading via the footpath to the rear. TO THE REAR There is a well proportioned walled garden privately aspected having raised hard landscaped sun terrace with circular feature, barbeque/burner within the brick wall. The terrace is flanked by an established neatly manicured lawn with surrounding well stocked and neatly tended flower and shrub borders. There is an enclosed rain water reservoir which includes a facility to utilise rainwater for toilet flushing if desired. External points. SERVICES Mains gas, electricity, water supply are available to the property. Drainage is to a private system

(shared septic tank). TENURE Freehold. BOUNDARY DISCLAIMER The boundaries and ownerships have not been checked on the Title Deeds for any discrepancies or rights of way. All prospective purchasers should make their own enquiries before proceeding to exchange of contracts. HOW TO GET THERE Leave Wakefield city centre via Kirkgate proceeding forward over Chantry Bridge and out on the A638 Doncaster Road. Continue through the traffic lights at the junction with Agbrigg Road and forward to the next traffic lights turning left on the corner of Heath Common towards Normanton. Take the first left hand turning thereafter off the main road towards Heath. Continue into the village taking the first narrow turning on the left down the back of the houses, continuing past and alongside the Green, following the road round to the left through the gate pillars with summounted stone pineapples and onto the private drive leading down to Old Hall Cottages. Take the first right hand turning and the property will be found in the left hand corner. None of the services or fittings and equipment have been tested and no warranties of any kind can be given; accordingly prospective purchasers should bear this in mind when formulating their offers. All measurements are for general guidance purposes only and are approximate due to variations and tolerances in metric and imperial measurements. Floorplans are for illustration purposes only. These particulars shall not form any part of any offer or contract and no guarantee is given as to the condition of the property or the accuracy of its description. An intending purchaser must satisfy themselves as to their accuracy by their own investigation before entering into any contract.
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