47 Tithe Barn Street Horbury Wakefield WF4 6LG A LOVINGLY RESTORED GRADE II LISTED C18 COTTAGE THAT OFFERS ACCOMMODATION BOASTING GREAT CHARM AND CHARACTER THE VENDOR HAS ENSURED THROUGH A PROGRAMME OF SENSITIVE RENOVATION THAT THE PROPERTY HAS HAD ITS CHARACTER RETAINED AND ENHANCED The attention to detail will become self-evident when you view the property with the renovation works revealing features that had been hidden for decades In keeping with properties of this period the flagged floors in the sitting room and kitchen have been retained with many of the flags been salvaged and where replacement was necessary re-claimed flags have been used Original beams, covered up for many years, have now been revealed Leading off the kitchen a wonderful four piece bathroom has been created that has a period twist with the rolled edged bath and high level wc The property has a wonderful vaulted cellar that has a timber floor, storage recesses and front window Then on the second floor there are two double bedrooms with one having an ensuite washroom room off Externally you have a front forecourt enclosed by wrought iron railings, off road parking in the rear shared courtyard and a small sitting out space Situated within walking distance of the centre of the centre of Horbury village that boasts a traditional high street of shops, bars and restaraunts, a number artisan traders and public transport connections to Wakefield and beyond The centre of Wakefield is within a 10 minute drive and has a thriving centre with two major shopping centres, theatre and train station You are with a few minutes drive if the M1 and M62 EPC exempt Offers around 210,000 Barnsley Tel: 01226 731730 Halifax Tel: 01422 417000 16 Wood Street, Wakefield, West Yorkshire, WF1 2ED Tel: 01924 361631 Holmfirth Tel: 01484 689689 Huddersfield Tel: 01484 651878 Kirkburton Tel: 01484 603399 wwwsimonblythcouk Penistone Tel: 01226 762400 Sheffield Tel: 0114 3216590 Wakefield Tel: 01924 361631

GROUND FLOOR ENTRANCE PORCH 4' x 3' (122m x 091m ) Painted timber and panelled front door Internal multi-paned internal window Flagged floor Timber and braced internal door leading to the sitting room SITTING ROOM 12' x 16' max (366m x 488m max ) Secondary double glazed sash window Impressive full height fireplace with an exposed brick chimney breast, stone interior and fitted with a cast iron multi-fuel stove Antique style radiator with brass fittings that sits under the front window Timbered staircase to the first floor A door in the staircase that leads to the cellar Exposed ceiling timber Central ceiling and wall light fittings Wrought iron curtain pole and tie backs SITTING ROOM

DINING KITCHEN 13'3" x 14' (404m x 427m ) Window overlooking and a rear door leading to the rear courtyard Fitted with a range of timber units which at floor level comprise cupboards and drawers with granite work tops Inset Belfast sink unit with a ribbed side drainer Wide recess in the floor units which houses a range cooker with two electric ovens and a five ring ceramic hob A stainless steel splash back and illuminated multi-speed extractor hood sit over the cooker A run of matching wall units combine solid and glass fronted cupboards and a bespoke dresser unit Cream glazed splash back tiling and lighting under the wall cupboards This room also features a full height original fireplace with a new brick front skin and incorporating a heavy timber lintel Ceiling mounted pendant light over the table area and additional spotlight fittings Antique style radiator with brass fittings Worcester Bosch combi gas fired boiler located in one of the wall cupboards DINING KITCHEN

STUNNING BATHROOM 10'3" x 7'9" max (312m x 236m max ) Frosted double glazed window Cream glazed floor tiling and black and white patterned floor tiling Fitted with a Burlington Victorian suite with a period twist with the bathroom suite having the rolled edged cast iron bath with claw feet, the wide Victorian style wash basin, to the wc with a high level cistern, and a curved shower compartment with fixed and hand held shower heads Antique style radiator Extractor fan Recessed ceiling spotlights Underfloor heating STUNNING BATHROOM CELLAR 12'6" x 16' (381m x 488m ) A beautiful vaulted cellar, accessed via stone steps from the sitting room, offering excellent storage Timber floor and radiator Front window Wall mounted electric and gas meter boxes

CELLAR FIRST FLOOR LANDING As you come up the stairs the landing splits leading to the front and rear bedrooms Rope hand rail BEDROOM ONE 13' x 11'3" (396m x 343m ) Double glazed window overlooking the rear courtyard Access to the roof void Antique style radiator with brass fittings Exposed ceiling timber and timber window lintel

BEDROOM ONE ENSUITE WASH ROOM 4' x 3' (122m x 091m ) Built into the bedroom and offering white suite with a low level wc and corner angled wall mounted wash basin with tiling, and a mirror fronted cabinet over Solid wood floor boards BEDROOM TWO 14' x 16' (427m x 488m ) Secondary double glazed sash window Built-in cupboard over the stairs Antique style radiator with brass fittings Exposed ceiling timber Antique brass curtain pole and tie backs

BEDROOM TWO OUTSIDE AND PARKING There is a narrow front forecourt that is enclosed by painted wrought iron railings You gain access to the parking through an archway on Northgate that leads to a shared courtyard Within the courtyard you have a parking area and small space for sitting out SERVICES AND HEATING The property is connected to all mains services Heating is provided from a Worcester Bosch boiler located in the kitchen VIEWING: For an appointment to view, please contact the Wakefield Office on 01924 361631 DIRECTIONS Leave Wakefield on the A642, pass under the M1 and turn immediately right for Horbury Passing through the centre of the village and turn right just passed Bar Biccari Italian onto Tithe Barn Street No 47 is on the left just before the Church 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 - 3:00 pm Details printed 14/02/17