Kilham Hall, Kilham, East Yorkshire

Kilham Hall Kilham 899,000 ONE OF THE FINEST COUNTRY RESIDENCES IN THE AREA. IMMACULATELY PRESENTED THROUGHOUT THE PROPERTY STANDS IN GARDENS AND A PADDOCK OF APPROXIMATELY 2.5 ACRES IN TOTAL. Kilham Hall is a most handsome early Victorian Country House surrounded by beautifully maintained gardens and picturesque Wolds countryside located on the edge of this popular and well served village. The property has recently been the subject of a thoughtful and comprehensive refurbishment that has transformed the house into a more practical contemporary home, whilst retaining the original period elegance and proportions. The majority of rooms have an eye catching array of period features and beautiful decor, with flexible living space on the ground floor leading to an underfloor heated timber conservatory, overlooking the outdoor swimming pool and sun terrace. One of the four bedrooms has been annexed and can also be accessed from a separate entrance and spiral staircase. The other three nicely proportioned bedrooms are accessed via the magnificent central hallway and turned staircase, naturally lit by a large Georgian window. All of the first floor bedrooms have been fitted with new double glazed sash windows and redesigned to have en-suite facilities, each bathroom being underfloor heated and of the highest quality. The adjacent cottage is offered as an option to purchase by separate negotiation. It has also been luxuriously refitted and is currently used as a popular and lucrative five star holiday let. This detached former coach house enjoys its own part walled garden and parking area. In recent years it has yielded an average of 23,000 per annum and the property has its own title and services which will enable it to be separated from the main house if not required. Please enquire for details of pricing to include the cottage. Beverley 19 miles ~ Hull 30 Miles ~ York 35 Miles ~ Scarborough 22 Miles ~ Driffield 6 miles

LOCATION Kilham Hall is the perfect rural retreat, surrounded by stunning scenery yet close to a wide variety of services and facilities. The village of Kilham offers a good range of local amenities including a village shop, two public houses and a primary school. The larger market town of Driffield is nearby with good railway links to both Scarborough and Hull. In the opposite direction, the Heritage coastline is within easy driving distance with several popular seaside resorts including Scarborough, Filey and Whitby. ON THE GROUND FLOOR ENTRANCE HALL With inset spotlights, moulded cornices to the ceiling, radiator concealed within an attractive cover, picture lights, ceiling rose, smoke detector, rear entrance door, access door to the cellar and attractive staircase leading off. SITTING ROOM With open fire having a Baxi grate set within an Adam style fireplace, TV aerial points, two alcove cupboards, picture light, inset angled ceiling spotlights, bay window, moulded cornices to the ceiling, picture rail, ceiling rose and double radiator. DRAWING ROOM With open fire having a Baxi grate set in an Adam style fireplace, double radiator, bay window, moulded cornices to the ceiling, angled ceiling spotlights, picture rail, two picture light points, TV aerial point and double doors giving access to: DINING ROOM With two radiators concealed within attractive covers, moulded cornices to the ceiling, inset ceiling spotlights. KITCHEN Fitted with a range of pine units including one and a half bowl sink with mixer tap, base, wall and drawer units, Neff oven, four ring ceramic hob, microwave, inset ceiling spotlights, Karndean tiled floor and plumbing for a dishwasher. UTILITY ROOM With two oven cream oil fired Aga, inset sink, plumbing for an automatic washing machine, Karndean tiled floor and oil fired central heating boiler. STUDY With double radiator and two picture light points. CONSERVATORY With underfloor heated oak floor, two wall light points and double doors opening onto the swimming pool terrace. CLOAKROOM With dual flush low level WC, vanity wash hand basin, travertine tiled floor, single radiator, extractor fan and inset ceiling spotlights. REAR HALL With external door to the swimming pool terrace, oak floor, double radiator, inset ceiling spotlights, smoke detector and spiral staircase leading off to bedroom four.

tiled floor, ceiling spotlights, extractor fan and chrome heated towel rail. BEDROOM THREE With double radiator, fitted wardrobe providing hanging and storage space, coving to the ceiling, ceiling spotlights and TV aerial point. ENSUITE SHOWER ROOM With fully tiled shower cubicle, vanity wash hand basin, low level WC, chrome heated towel rail, travertine tiled walls and floor with underfloor heating, extractor fan, ceiling spotlights and vanity mirror. BEDROOM FOUR Approached from the spiral staircase this bedroom provides an excellent private space for teenagers or guests. Double radiator, double doors opening to a Juliet balcony overlooking the swimming pool, inset ceiling spotlights. ENSUITE BATHROOM With encased bath having a central mixer tap and hand spray attachment, dual flush low level WC with concealed cistern, pedestal wash hand basin with vanity mirror and light over, corner shower cubicle, travertine tiled walls and floor with electric under floor heating, chrome heated towel rail, extractor fan and inset ceiling spotlights. LANDING With two radiators concealed within attractive covers. MASTER BEDROOM With double radiator, coving to the ceiling, picture rail, TV aerial points and inset ceiling spotlights. ENSUITE BATHROOM With floor standing double ended Bath with central mixer tap and hand spray attachments, twin vanity wash hand basins, fully tiled shower cubicle, dual flush low level WC, full height mirror, chrome heated towel rail, inset ceiling spotlights and electric heated ceramic tiled floor. ENSUITE DRESSING ROOM With fitted wardrobes to two walls providing extensive hanging and storage space enclosed behind sliding doors, ceiling spotlights and single radiator. BEDROOM TWO With double radiator, coving to the ceiling, picture rail, inset ceiling spotlights, picture light and alcove fitted wardrobe. XXXX Printed by Ravensworth Digital 0191 2303553 ENSUITE BATHROOM With floor standing Jacuzzi bath, corner shower cubicle, dual flush low level WC, vanity wash hand basin, vanity mirror and light, full height mirror to one wall, electric heated ceramic 4

paddock extends to approximately 1.3 acres. The house and paddocks are accessed via a private driveway that ends at parking and turning areas to the front and rear of the property. If separated, South Lodge cottage will enjoy a separate access although the garage that forms part of the ground floor of South Lodge will not be included in the sale of Kilham Hall. SERVICES Kilham Hall - Mains water and electricity. Central heating is from an oil fired boiler OUTSIDE The house is set back from the village road, behind some magnificent mature trees and hedging, including a venerable copper beech, overshadowing an immaculate lawn, bordered by colourful beds and sculptured yews. Screened by mature hedging to the side is the pool garden and terrace. The heated outdoor pool measures approx. 27'6" (8.38m) x 11'6" (3.5m). To the rear are further lawned gardens with an all weather tennis court with high mesh perimeter fencing situated in a sheltered position with wooden tennis hut. Drainage for both properties is to separate septic tanks. COUNCIL TAX Council tax is payable to the East Riding of Yorkshire Council. VIEWING Strictly by appointment through the Sole Agents on 01377 241919. TENURE We understand the property to be freehold. Beyond the formal gardens is an adjoining ring fenced paddock, alongside neighbouring open countryside. The 4

SOUTH LODGE COTTAGE (Available by separate negotiation) Offering a tasteful blend of period features and modern fittings it provides the following centrally heated and double glazed accommodation. PORCH With cloak hooks and external stable style door. KITCHEN Fitted with a range of modern units including inset stainless steel sink with mixer tap, base, wall and drawer units, glazed display cupboard, stainless steel fronted oven, four ring ceramic hob and extractor canopy over, integrated dishwasher, fridge and freezer, washer dryer, ceramic tiled floor, double radiator, dining area, exposed beams to the ceiling, inset ceiling spotlights, thermostat for the central heating and staircase leading off to the first floor. LIVING ROOM With electric log effect fire set in a modern surround, inset ceiling spotlights, TV aerial point and double French doors opening to the private garden. LANDING With ceiling spotlights and smoke detector BEDROOM ONE With double radiator, fitted wardrobes, TV aerial points, inset ceiling spotlights and double doors opening to a small balcony. BEDROOM TWO With double radiator and inset spotlights. BATHROOM With four piece suite including an encased Jacuzzi bath, dual flush low level WC, twin vanity wash hand basins, separate fully tiled shower cubicle with folding glass door, chrome heated towel rail, inset ceiling spotlights, travertine tiled floor and splash backs. 4 OUTSIDE The garden to South Lodge lies to the front and is extremely well kept. It includes a large area of lawn with colourful, well stocked borders. The 2.26 acre paddock that lies to the North East will be included with the cottage unless a purchaser of the Hall is prepared to make a good offer to include it. The double garage and stable form part of the ground floor of South Lodge Cottage. The garage measures 16' square and the stable 16' x 11'9". PRICE The cottage will not be sold until a sale on the Hall has been Agreed. Please call us to discuss the price of the cottage. SERVICES Mains gas, electricity & water. Drainage for both properties is to separate septic tanks. COUNCIL TAX Council tax is payable to the East Riding of Yorkshire Council. South Lodge is shown in Council tax property banding G. TENURE We understand the property to be freehold.

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