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" With integral double garage and large driveway together with a good sized private rear garden the property offers spacious accommodation and large outdoor areas. Built using natural stone throughout, in traditional style and incorporating locally quarried stone jambs and mullions under a natural blue slate roof, the property benefits from high quality windows and doors made by the Danish manufacturer Velux. All units are triple glazed to improve both energy efficiency and acoustic performance. The property briefly comprises of Garage, Utility, WC and bedroom 4/Study on the ground floor. Oak staircase leading to first floor where bedroom 1 has an en-suite and dressing area. Bedroom 2, bedroom 3 and house bathroom. The top floor is a superb open plan area with magnificent views over the valley and doors out on to the patio and rear garden. The Douglas Fir feature truss and exposed purlins give this room a feeling of expanse. A log burning stove or open fire can be installed in the stone fireplace. Good quality kitchen units, appliances and granite worktops will be fitted throughout. **PART EXCHANGE CONSIDERED**

A storm porch with a stone pillar gives shelter to the stylish main entrance door. This main entrance door gives access through to the hallway. HALLWAY This has a stone flagged floor, inset spotlighting to the ceiling and the stylish staircase which sets the scene for the nature of the home which is about to be viewed. A high quality door gives access to the downstairs w.c. DOWNSTAIRS W.C. This is fitted with a concealed cistern w.c, a wash hand basin, a central heating radiator, a ceiling light point and an automatically operated extractor fan. A further door from the hall leads through to the utility room. UTILITY ROOM 3.71m(12'2'') max x 2.13m(7'0'') max This has a continuation of the stone flagged flooring which is of a particularly good size and is appropriately fitted out with units, a sink unit, a central heating radiator, working surfaces, an extractor fan, two ceiling light points and a door through to the extremely large double garage (details to follow). BEDROOM 4 4.34m(14'3'') max x 2.44m(8'0'') max This is on the ground floor level and has a continuation of the stone flagged flooring. It could obviously be used as a study if so required. It has twin windows giving a pleasant outlook over the property's front gardens, extensive driveway and views beyond. There is a ceiling light point and a central heating radiator. From the hallway the staircase rises up to the first floor landing. FIRST FLOOR LANDING This attractive area is spacious and has inset spotlighting to the ceiling and a central heating radiator. BEDROOM 1 4.98m(16'4'') ave x 3.25m(10'8'') ave This is a large double bedroom with delightful views courtesy of a bank of three windows. The room has two ceiling light points, a central heating radiator and an adjoining en-suite. EN-SUITE 2.26m(7'5'') max x 1.88m(6'2'') max This is fitted to a particularly high standard with a three piece suite including a w.c, a wash hand basin and a shower. There is inset spotlighting to the ceiling, a shaver socket and an automatic extractor fan. BEDROOM 2 3.20m(10'6'') approx x 3.18m(10'5'') approx This has a super view courtesy of twin windows. This good sized room has a central heating radiator and a ceiling light point. BEDROOM 3 3.35m(11'0'') approx x 2.67m(8'9'') approx This also enjoys a far reaching view courtesy of twin windows. There is a central heating radiator and a central ceiling light point. HOUSE BATHROOM 2.67m(8'9'') approx x 1.68m(5'6'') approx This is to be fitted with a particularly stylish three piece suite comprising of a low level w.c, a pedestal wash hand basin and a bath. There is a central heating radiator, a shaver socket and inset lighting. From the first floor landing the staircase rises up to the top floor level. Here we have the superb lounge with open plan dining kitchen. LOUNGE/DINING KITCHEN 9.70m(31'10'') approx x 5.97m(19'7'') approx Only when viewed will one fully appreciate this magnificent space. It not only has stunning cross-valley views which are courtesy of seven windows, but also delightful views to the rear out over the pleasant enclosed rear garden which is courtesy of exceptionally broad glazed doors, a large glazed window and further twin windows. The room enjoys a mass of natural lighting and has a fabulous chimney breast with a raised hearth and fireplace. There are wonderful beams and timbers to the ceiling including a fine truss with superb iron work. The room has a variety of lighting points, all strategically placed to take full advantage of the height and angles. There are three central heating radiators. The kitchen is to be fitted with a full specification high quality kitchen, details of which can be discussed individually with the vendor at this stage in order to enable choosing specific materials and types. OUTSIDE The property has a particularly large tarmacadam driveway which has delightful stone walling to one side and a pleasant garden area to the other. The driveway is granite cobbled edged and gives access to the large double garage. GARAGE 5.89m(19'4'') approx x 5.44m(17'10'') approx This as the floor layout plan suggests is of a particularly good size and is fitted with power, light and water. It has an automatic up and over door of a high specification. REAR GARDENS Immediately to the rear of the home there is a full width and particularly deep flagged patio. This with attractive stone walling has steps which lead up to the garden. This which is to be walled has three mature trees, attractive timber fencing acting as boundaries and stone walling to the rear. There is also a further garden area to the side ideal for the planting of shrubs, and the like. SITE PLAN Please note, not to scale. For illustrative purposes only. CENTRAL HEATING The property has oil fired central heating. DOUBLE GLAZING The property has high specification double glazed windows. ALARM The property has an alarm system. NEGOTIATOR If you require further information about this property please contact the office or email the negotiator: Laura.Everitt@SimonBlyth.co.uk VIEWING For an appointment to view, please contact the office. HOME INFORMATION PACK The accuracy of the HIP document is the responsibility of the source provider. If information in a search proved to be incorrect, then the Local Authority or personal search agent would be liable for the mistake. 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. ROUTE From Holmfirth proceed up Rotcher Road passing Holmfirth junior school on the left hand side. Rotcher Road becomes Cartworth Road and after approximately half a mile take the left fork onto Lamma Well Road. Take the next right onto Arrunden Lane. 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. The British weather is essentially variable, appropriate advice as to local weather conditions should be sought before purchase. (This is a standard statement on all our brochures due to the Property Misdescriptions act). MEASUREMENTS Please note that all measurements are for general guidance purposes only. The measurements are approximate, there is a six inch measurement tolerance. Also due to variations and tolerances in metric and imperial measurements, measurements contained in the particulars must not be relied upon for ordering carpets, furniture etc. BOUNDARY OWNERSHIP The boundary ownerships and tenure of this 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 Misdescriptions act). ORDNANCE SURVEY MAPS Reproduced from the 1988 Landranger 1:50 000 scale Ordnance Survey map with the permission of Ordnance survey on behalf of The Controller of Her Majesty's Stationery Office, 'c Crown copyright', Simon Blyth Estate Agents ES100011782. FLOORPLAN Sketch plan for illustrative purposes only.
All measurements, walls, doors and 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, his agent nor hms Design.
(c) Drawing by hms design: Unauthorised reproduction prohibited howard@hsumner.co.uk. MAILING LIST Register online at www.simonblyth.co.uk or contact any of our offices for a friendly and efficient service which will keep you regularly updated of all of our available properties. 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 Mortgage Sorter Ltd. 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.
Mortgage Sorter 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 Mortgage Sorter 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.
Mortgage Sorter Ltd are at 7 Hollowgate, Holmfirth, HD9 2DG and be contacted on 01484 686956 or by Email enquiries@mortgagesorterltd.com COPYRIGHT Unauthorised reproduction prohibited. NEW HOMES Please note measurements and details including detailed specifications and floor plans are subject to change/alterations on all new homes sold through Simon Blyth Estate Agents. Please also note that many images may be artist's impressions and are also subject to change. OFFICE OPENING TIMES Monday - Friday 9.00am - 5.30pm
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Sunday 11.00am - 4.00pm
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