Warburton

Emley

Huddersfield

HD8 9QP

AN IMPRESSIVE PERIOD HOME FORMERLY TWO STONE COTTAGES, LOCATED IN THE

HIGHLY SOUGHT-AFTER LOCATION OF EMLEY. THE FABULOUS FAMILY HOME BLENDS

BOTH CHARACTER CHARM WITH MODERN FITTINGS AND OFFERS SUPERB VIEWS

ACROSS FIELDS TO THE FRONT. THE PROPERTY IS IN CATCHMENT FOR WELL REGARDED

LOCAL SCHOOLING, A SHORT WALK TO AMENITIES AND IDEALLY POSITIONED FOR

ACCESS TO COMMUTER LINKS.

The property in brief comprises of entrance, open-plan dining kitchen, second

kitchen/utility room, lounge and downstairs WC to the ground floor. The first floor holds

three double bedrooms, the principal bedroom has historically been two bedrooms, a

shower room and a bathroom. Externally there is a block paved driveway leading to

a detached garage. The garage having a separate storage area and a garden

room/conservatory attached to the rear. The gardens enjoy field aspects and is laid

predominately to lawn. EPC rating D.

www.simonblyth.co.uk

81e North Road, Kirkburton, Huddersfield, HD8 0RL

Tel: 01484 651878

OPEN PLAN DINING KITCHEN

Featuring a range of fitted wall and base units with high quality shaker style cupboard fronts and complimentary

granite work surfaces over, the kitchen has a breakfast island, a deep bowl Belfast sink unit with mixer tap, a

matching granite upstand to the worktops and there is space for a five ring range cooker with integrated

cookerhood over. There is a built-in dishwasher and integral under counter fridge. There is a double glazed pvc

window with leaded detailing to the front elevation, a radiator, fabulous stone flagged flooring, exposed timber

beams and battens on display, several ceiling light points and a inset spotlight. A staircase rises to the first floor

with wooden banister and spindles and the dining kitchen provides access to the lounge, downstairs w.c. and

utility room.

UTILITY ROOM/KITCHENETTE

Formally the property's kitchen, this room has fitted wall and base units again with high quality shaker style

cupboard fronts and complimentary work surfaces over which incorporate a one and a half bowl sink and drainer

unit with mixer tap. There is tiling to the splash areas, two double glazed windows to the front elevation and inset

spotlighting to the ceiling. The fabulous flagged flooring continues through from the dining kitchen, there is a

radiator, plumbing for a washing machine, integral fridge and freezer and a built-in shoulder level double oven.

DOWNSTAIRS W.C.

Features a white two piece suite comprising of a low level w.c. and a pedestal wash hand basin,

there is a double glazed window to the front elevation with obscure glass, the flagged flooring

continues through from the dining kitchen, there are exposed timber beams and battens to the

ceiling, a radiator.

LOUNGE

The lounge features a double-glazed window to the front elevation and a double-glazed external

door to the front with leaded detailing. There are exposed timber beams and battens to the ceilings,

four wall light points, a radiator, and the focal point of the room is the living flame stove effect fire

with a brick fireplace set upon a raised tone hearth.

FIRST FLOOR LANDING

The staircase rises from the dining kitchen and reaches a split level landing with stairwells ascending to

the left and right.

Taking the staircase to the right side there are doors providing access to bedrooms one and the house

bathroom. There is a double glazed pvc window to the front elevation with a stone sill giving a pleasant

outlook across the playing fields, there is a radiator, ceiling light point and a loft hatch providing access

to the loft space.

BEDROOM ONE

A generous proportioned double bedroom with ample space for freestanding furniture, there are

two ceiling light points, two double glazed windows to the front elevation with stone sills which

provide a far reaching pleasant outlook across the valley, there is a built in wardrobe.

HOUSE SHOWER ROOM

Features a white modern temporary three-piece suite, which comprises of a low-level w.c, a

pedestal wash hand basin with chrome monobloc mixer tap and a step in shower cubicle with

thermostatic rainfall shower. There are two double glazed windows to the front elevation, both of

which have stone sills and provide an outlook across the playing fields. There is tiled flooring, tiles to

the half level with a chrome trim inset spotlighting to the ceiling and extractor fan and a chrome

ladder style radiator.

LEFT LANDING

The landing area provides access to two further double bedrooms and the house bathroom,

there is a ceiling light point, a loft hatch providing access to the loft space and a storage

cupboard over the bulkhead for the stairs.

BEDROOM TWO

A generous proportioned double bedroom with ample space for freestanding furniture, there are

two double glazed windows to the front elevation which provide a pleasant outlook across the

gardens and over the valley. There is a decorative late rail, ceiling light point, a radiator.

BEDROOM THREE

Can accommodate a double bed with space for freestanding furniture, there is a ceiling light

point, radiator, two double glazed windows to the rear elevation which provide a pleasant

outlook across neighbouring fields.

HOUSE BATHROOM

Features a white high-quality

three-piece suite comprising of a

low level w.c. with push button

flush, a pedestal wash hand

basin with chrome monobloc

mixer tap, and an L shaped

panel bath with thermostatic

rainfall shower over and there is

a chrome, glazed shower guard.

There is inset spotlighting to the

ceiling, tiled flooring, tiling to the

splash areas and to the half level

with chrome trim, there is a

chrome ladder style radiator,

double glazed window with

obscure glass to the side

elevation.

CONSERVATORY

The conservatory has double glazed pvc windows to the front and side elevations,

there is lighting and power.

DETACHED GARAGE

The garage features and up and over door there is lighting and power. there is an additional

storage area located at the rear of the garage which has a separate pedestrian access door.

There is shelving and a ceiling light point.

EXTERNAL

To the front there is a block paved driveway which provides parking for multiple

vehicles, the driveway leads to a detached garage. There is a further hardstanding

which is gravelled and can be utilised for additional parking. The property has a

lawned garden with flower, tree and shrub borders leading to a flagged patio area

which provides an ideal space for Al Fresco dining and BBQ'ing. The garden then

extends out to a further flat, lawned garden offering fabulous views across

neighbouring fields, there are well stocked flower and shrub beds and a

conservatory adjoining the rear of the garage.

ADDITONAL DETAILS

VIEWING:

For an appointment to view, please contact the Kirkburton Office 01484 603399.

BOUNDARY OWNERSHIP

The boundary ownerships and tenure of the 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 Misdescription's Act)

COPYRIGHT

Unauthorised reproduction prohibited.

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.

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008

Simon Blyth for themselves and for the vendors or lessors of this property, whose

agent they are, have made every effort to ensure the details given have been

prepared in accordance with the above act and to the best of our knowledge

give a fair and reasonable representation of the property. Please note:

1. There is a six inch measurement tolerance or metric equivalent and the

measurements given should not be entirely relied upon and purchasers must make

their own measurements

if ordering carpets, curtains or other equipment.

2. None of the main services, i.e. gas, water, electricity, drainage or central heating

system (if any) have been tested in any way whatsoever. This also includes

appliances which are to be left in situ by the vendors.

PURCHASERS MUST SATISFY THEMSELVES AS TO THE CONDITION AND EFFECTIVENESS

OF ANY

SUCH APPLIANCES OR SERVICES

FLOOR PLANS NOT TO SCALE - FOR IDENTIFICATION PURPOSES ONLY

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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 our independant mortgage advisors. 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.

Our advisors 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 they 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.

OFFICE OPENING TIME

7 DAYS A WEEK

Monday to Friday - 8:45 am to 5:30 pm

Saturday - 9:00 am - 4:30 pm

Sunday - 11:00 am - 4:00 pm