Woodfield Cottage Delf Place Rastrick HD6 3NJ A BEAUTIFULLY PRESENTED, TASTEFULLY APPOINTED AND CHARMING STONE BUILT DOUBLE FRONTED COTTAGE, OVERLOOKING A GOOD SIZED GARDEN WITH PLEASANT WOODED ASPECT BEYOND. This appealing home has features including mullioned windows, beamed ceiling, fireplaces and stone flagged flooring. There is a gas central heating system and sealed unit double glazing. Briefly comprising to the ground floor: Dining kitchen and living room. Basement with vaulted keeping cellar. First floor: Two double bedrooms, both with wardrobes and a bathroom. Externally there is a good sized garden to the front with decking, lawned area and stone outhouse with plumbing for automatic washing machine. At the rear there is a shared courtyard. The property is well placed for local schools and for access to surrounding towns and cities and just a short drive from junctions 24 and 25 of the M62 Motorway. EPC rating D. Offers around 195,000 Barnsley Tel: 01226 731730 Halifax Tel: 01422 417000 Holmfirth Tel: 01484 689689 26 Lidget Street, Huddersfield, HD3 3JP Tel: 01484 651878 Huddersfield Tel: 01484 651878 Kirkburton Tel: 01484 603399 www.simonblyth.co.uk Penistone Tel: 01226 762400 Sheffield Tel: 0114 3216590 Wakefield Tel: 01924 361631

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THE ACCOMMODATION COMPRISES GROUND FLOOR A timber panelled and frosted double glazed stable door opens into the dining kitchen. DINING KITCHEN 15'4'' X 14'8'' (4.67m X 4.47m ) This characterful and well proportioned room has a beamed ceiling and lovely stone flagged floor. There are sealed unit double glazed windows looking out across a generous garden with wooded aspect beyond and an adjacent timber panelled and sealed unit double glazed stable door which gives access to the garden. At one end of the room there is a staircase leading to the first floor with wrought iron balustrade and door beneath leading to the cellar. There are a range of cream shaker style base and wall cupboards, drawers, contrasting beech worktops with tiled splashbacks, Belfast sink with mixer and integrated dishwasher. Housed within the chimney breast with an oak mantel over is a matt black Belling Country Chef range style cooker with eight burner gas hob, two gas ovens, grill and pan drawer with extractor hood. To one side a pitched pine panelled door opens into the living room. LIVING ROOM 15'4'' X 13'5'' (4.67m X 4.09m ) This is another well proportioned and characterful room, which has a good degree of natural light from timber sealed unit double glazed windows to both front and rear elevations. To either side of the windows to the front elevation there are two useful shelved panelled door storage cupboards. There is a beamed ceiling, two central heating radiators, exposed wide polished and stained floorboards. As the main focal point of the room there is an impressive stone fireplace, with multi fuel stove resting on a stone hearth.

. BASEMENT This is accessed from the dining kitchen with stone steps leading to a barrel vaulted cellar with ceiling light point, power points and ideal for storage. FIRST FLOOR LANDING With beamed ceiling together with two ceiling light points. There are two timber and sealed unit double glazed windows, dado rail and central heating radiator with period style cover. From the landing access can be gained to the following rooms:- BEDROOM ONE 12'7'' X 12' (3.84m X 3.66m ) A good sized double room which has a bank of stone mullioned timber and sealed unit double glazed windows looking across the garden and with a pleasant wooded aspect beyond. There is a beamed ceiling with ceiling light point, loft access and central heating radiator. To the left hand side of the chimney breast there is a timber panelled and frosted glazed door leading to a walk in wardrobe and as the main focal point of the room there is a decorative cast iron fireplace. BEDROOM TWO 11'3'' X 8'5'' (3.43m X 2.57m ) (Measured to wardrobes) This is situated adjacent to bedroom one and enjoys a similar aspect through stone mullioned timber and sealed unit double glazed windows. There is a beamed ceiling with ceiling light point, central heating radiator and to the left hand side of the chimney breast there is a twin panelled door fitted wardrobe. As the main focal point of the room there is a feature fireplace with surround and cast iron inset.

. BATHROOM 9' X 6'6'' (2.74m X 1.98m ) With two frosted timber and sealed unit double glazed windows, beamed ceiling with ceiling light point, partly exposed stonework, tiled floor, column style radiator. Fitted with a suite comprising roll top bath with ball and claw feet, mixer tap incorporating handspray, pedestal wash basin with chrome towel rail, low flush w.c., tiled shower cubicle with glass door and Grohe chrome shower fitting over. OUTSIDE GARDENS To the rear of the property (Delf Lane side) there is a shared courtyard. To the front of the property there is a good sized tiered garden with stone flagged patio extending to an area of composite decking ( under guarantee anti slip and anti mold). From here there are stone steps leading down to a stone flagged pathway where there is a useful stone store to one side. This has plumbing for a automatic washing machine, power and light, and there is an outside cold water tap. Beyond this there is a further garden with circular lawn and gravelled borders. There are planted beds and in one corner a timber and glazed summerhouse with delightful wooded aspect

. beyond. To the left hand side of the property there is stone flagged pathway with wrought iron hand gate giving access to the shared courtyard. ADDITIONAL DETAILS CENTRAL HEATING The property has a gas central heating system. DOUBLE GLAZING The property has sealed unit double glazing. ALARM The property is fitted with a security alarm. VIEWING: For an appointment to view, please contact the Huddersfield Office on 01484 651878 DIRECTIONS Proceed out of Brighouse along the A641 Huddersfield Road passing Prego Restaurant on the right hand side then on reaching the traffic lights turn right onto Millroyd Street and then at the junction turn left onto the A643 Briggate and follow this road and on reaching the small roundabout bear right onto Bramston Street, this merges into Thornhill Road then on reaching the small roundabout continue straight ahead onto Crowtrees Lane, then at the next small roundabout turn right onto Delf Hill where Delf Place will be found immediately on the left. 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. FLOOR PLANS Sketch Plan for illustrative purposes only.

All measurements, walls, doors, 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 nor his agent. Copyright: Drawing by Simon Blyth Estate Agents. 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. 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. (This is a standard statement on all our brochures due to the Property Misdescription's Act) MAILING LIST Keep up to date with all our new properties. Let us know your price range, the area and type of home you require by registering on our mailing list. MEASUREMENTS Please note that all measurements are for general guidance purposes only. Due to variations and tolerances in metric and imperial measurements, measurements contained in these particulars must not be relied upon. Purchasers must arrange for their own measurements to be taken if ordering carpets, curtains, furniture or other equipment. 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 - 4:00 pm Sunday - 11:00 am - 2:00 pm Details printed 27/06/17