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" A WONDERFUL OPPORTUNITY HAS BEEN PRESENTED WITH A SALE OF THIS QUAINT AND CHARMING STONE BUILT COTTAGE WHICH ENJOYS A TUCKED AWAY ELEVATED POSITION IN THE SOUGHT AFTER VILLAGE OF NEWMILLERDAM. A NUMBER OF IMPROVEMENTS HAVE BEEN CARRIED OUT OVER THE LAST FIVE YEARS, IN SUCH A SYMPATHETIC WAY THAT NONE OF THE CHARM OR CHARACTER OF THIS 19TH CENTURY PROPERTY HAS BEEN DIMINISHED. The property is approached directly off School Hill over a private driveway (the property of 40 School Hill). The owner of 44 School Hill has right of access over the driveway with parking for one vehicle in an allocated space, and contributes to the owner (40 School Hill) 1/3 repair and maintenance costs for the said driveway. A further 2 resident and 1 visitors roadside parking permits are awarded to the property by Wakefield Council. Benefitting from allocated off street parking and permit on street parking. Offered with well tended and interesting gardens which are situated to the front and rear of the property. You enter the property via a front porch which then leads directly to a well proportioned sitting room that features an impressive open fireplace fitted with a cast iron stove. Leading directly off the sitting room is a well equipped kitchen which enjoys a view over the terraced rear garden. The staircase from the sitting room leads to the first floor landing which gives access to the main bedroom located at the front and enjoying a sunny south facing aspect. Bedroom two with a study area overlooks the rear garden. To complete the first floor accommodation you have a well appointed modern bathroom fitted with a white contemporary suite fitted with a shower over the bath. There are a range of immediate local amenities in Newmillerdam including a number of pubs, public transport links to Wakefield and Barnsley, easy access to the motorway networks as well as being in an ideal location for commuting to many of the Region's business centres.

The city of Wakefield is an easy ten minute drive and boasts an excellent range of amenities including a main line train station, a theatre, numerous bars and restaurants and other leisure activities. The current vendor over the last five years has installed a new bathroom and new central heating boiler. In addition the roof has been overhauled. No forward chain, immediate vacant possession subject to legal formalities. EPC rating D. GROUND FLOOR ENTRANCE PORCH Front entrance porch which has a timber painted entry door that features an upper leaded light panel. Two side windows. Multi paned door gives access to: SITTING ROOM 16'0 x 15'2 (4.88m x 4.62m) Front double glazed window overlooking the front garden and fitted with shutters. Exposed beams, Raised open fire place with a heavy wood lintel and fitted with a cast iron stove. Radiator. TV and telephone points. Staircase to the first floor. Under stairs recess. Radiator. Low doorway leads to: DINING KITCHEN 16'0 x 8'3 (4.88m x 2.51m) Double glazed window enjoying a view of the lower flagged terrace and rear garden beyond. Glazed and panel side entry door. Inset single drainer white enamel sink unit set below the window. Range of white painted floor and wall units comprising of cupboards and drawers having solid wood work tops over. Fitted wall cupboards with splash back tiling and lighting under. A corner angled cupboard with an arched leaded light glass front being illuminated for display purposes. Open corner shelving. Cooker recess with a high level surround over incorporating and electric over with a four burner gas hob an extractor hood over. Fitted Dishwasher. Open fronted wine racking. Exposed beams. Plumbing for an automatic washer. Tiled floor. Radiator behind a lattice wooden cover. DINING KITCHEN FIRST FLOOR LANDING Tall side window at half landing height. BEDROOM ONE 15'3 x 10'3 Max dimensions (4.65m x 3.12m Max dime Front double glazed window overlooking the front garden and woodland beyond. Radiator. Tall vaulted ceiling with exposed trusses. Access to the roof void. Radiator. BEDROOM ONE BEDROOM TWO 15'3 x 9'0 Max Width (4.65m x 2.74m Max Width) Window overlooking the wonderful rear garden. Radiator. Fitted wall light. Range of fitted wardrobe cupboards. Airing cupboards with gas fired condensing combination boiler. BATHROOM 7'9 x 5'3 (2.36m x 1.60m) Tall pitch ceiling incorporating a Velux roof light. Extensive wall tiling fitted with a modern white contemporary suite with a panelled bath with a wall mounted mains shower over. Shower screen. Pedestal hand basin. Low level W/C. Floor tiling. Wall mounted mirror fronted cabinet. Antique style radiator. PARKING The property is approached directly off School Hill over a private driveway (the property of 40 School Hill). The owner of 44 School Hill has right of access over the driveway with parking for one vehicle in an allocated space, and contributes to the owner (40 School Hill) 1/3 repair and maintenance costs for said driveway. A further 2 resident and 1 visitors roadside parking permits are awarded to the property by Wakefield Council. GARDENS The gardens are undoubtedly a wonderful feature of the property and to the front they are laid out for ease of maintenance with shrub, flower and herbaceous beds with a central timber archway which is clad by a well established Montana Clematis. Through the archway is a quiet sitting area that enjoys a view back to the cottage. Immediately in front of the property there is an area of blocked paved terrace which captures the south facing aspect. There is a side gated entrance that leads to the rear of the property which features a tiered area of garden. Immediately behind the property you have a flagged terrace with steps leading up to a formal area of garden which is lawned and features and flower and herbaceous borders and two raised vegetable beds. Sitting at the top of the garden is a good sized timber and glazed summer house that is situated to catch the sunny aspect. GARDEN GARDEN GARDEN GARDEN SERVICES The property is connected to all mains services. HEATING AND DOUBLE GLAZING The property is fitted with a modern gas heating system with radiators through out. All windows are double glazed. 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. "