The Byre, Soothill Lane, Soothill, WF17

IN A HIGHLY COMMUTABLE YET DELIGHTFUL LOCATION, THIS UNUSUAL, VERY LARGE FOUR BEDROOM BARN CONVERSION HAS A MAGNIFICENT AMOUNT OF LIVING SPACE, A DETACHED STABLE BLOCK AND HALF AN ACRE PADDOCK. SITTING IN APPROXIMATELY 0.75 ACRES OVERALL WITH DELIGHTFUL GARDENS. THE HOME IS SERVED BY A GARAGE AND A GOOD AMOUNT OF PARKING AREA. INTERNALLY, THE HOME IS SUPERB, THERE IS A WONDERFUL AMOUNT OF SPACE, ALL OFF AN IMPRESSIVE ENTRANCE HALL. THIS SPACE INCLUDES DOWNSTAIRS W.C, THROUGH LIVING ROOM ENJOYING THE VIEWS, SNUG/FAMILY ROOM, LARGE BREAKFAST KITCHEN, OPENING THROUGH TO THE LIVING DINING ROOM/GARDEN ROOM WITH MEZZANINE STUDY AREA OVER, UTILITY ROOM, FOUR BEDROOMS, ALL OF A GOOD SIZE, TWO SERVED BY EN-SUITES. BEDROOM ONE ALSO SERVED BY A DRESSING ROOM, LARGE HOUSE BATHROOM, PADDOCK, GARDENS, STABLE BLOCK AND GARAGE.

ENTRANCE

Impressive entrance door with particularly good height gives access through to the entrance hallway.

ENTRANCE HALLWAY

This entrance hallway as the photograph suggests is a particularly pleasing reception space. It has wonderful beams and timbers on display, a very useful understairs cupboard, porcelain tiled flooring, and with all flooring throughout the ground floor of home has underfloor heating. There is a chandelier point, delightful staircase which in part is galleried. A doorway leads through to the lounge, snug/home office, and downstairs W.C.

DOWNSTAIRS W.C

This being particularly large, has a continuation of the porcelain tiled flooring and is fitted out to a high standard. It has a Roca wall mounted stylish wash hand basin and low level W.C, obscured glazed window, extractor fan and central ceiling light point.

LOUNGE (4.11m x 6.35m)

Dimensions: 6.35m x 4.11m (20'9" x 13'5"). This fabulous through room has a superb view out to the front, courtesy of six large, glazed windows which not only give a lovely view out over the property’s gardens, paddock land and rural scene beyond but also flood the room with a large amount of natural light. There are two further windows giving a pleasant outlook over the property’s enclosed rear gardens. The room is decorated to a high standard and has four wall light points and there is a delightful broad chimney breast with exposed stonework and antique brick with raised stone flagged hearth and all being home for a cast iron and glazed fronted log burning stove.

SNUG/HOME OFFICE (2.89m x 4.72m)

Dimensions: 4.72m 8.9m (15'5" 29'2"). This room which has been used for a variety of purposes including a formal dining room is a lovely room and has a large window overlooking the enclosed rear gardens with high quality window shutters. The room has high quality oak flooring, beam on display and has chandelier point and three wall light points.

BREAKFAST KITCHEN

Dimensions: 4.80m x 3.84m (15'8" x 12'7"). This room once again is perhaps demonstrated best by the floor layout plan and photographs. It opens through to the living room/dining room and therefore this open plan space must be seen to be fully appreciated and the breakfast kitchen has a high ceiling and inset spotlighting which is also fitted with a range of comprehensive units at both the high and low level and a large amount of oak and granite working surfaces, and all is presented superbly.

BREAKFAST KITCHEN (3.84m x 4.8m)

To one end there is a dresser style unit with display cabinets and a plate racking and display shelving, there is further display shelving within the room, integrated stainless steel fronted microwave, Belfast style sink with mixer tap over, fridge freezer space, range master oven with the usual warming ovens and a five ring gas hob over, matching splashback and range master extractor above. The units also incorporate a large island unit with drawers to either side. The room also has an integrated dishwasher.

LIVING DINING ROOM (3.96m x 6.54m)

Dimensions: 6.54m x 3.96m) (21'5" x 12'11")). A broad opening leads through to the living/dining room, this to some extent is also a garden room with fabulous glazing to one end overlooking the enclosed gardens. The room is particularly spacious and has a continuation of the ceramic tiled floor, once again with underfloor heating. There are windows to three sides, giving a large amount of natural light and a particularly long distance view overlooking the neighbouring fields, it also overlooks the property’s enclosed gardens as previously mentioned. Twin glazed doors gives direct access out to the gardens, a wall of exposed stone also features a library style book shelving. A high quality timber spiral staircase turns and rises up to the mezzanine study.

MEZZANINE STUDY (1.27m x 5.26m)

Dimensions: 5.26m x 4.27m (17'3" x 14'0"). This with balustrading overlooks the family room and has once again, a wall of exposed stone and is superbly appointed. It overlooks the living dining room.

UTILITY ROOM/SIDE ENTRANCE LOBBY (2.74m x 3.05m)

Dimensions: 3.05m x 2.74m max (10'0" x 8'11" max). Once again, with a large oak door with glazed porthole and glazing above. This gives access out to the side gardens; the utility room has a continuation of the porcelain tiled flooring with underfloor heating. It has plumbing for a washing machine, space for a dryer, units at both the high and low level, working surface, ceramic sink with mixer tap above, this is also home for the property’s hot water tank and gas fired central heating boiler, concealed within a cupboard. There is inset spotlighting to the ceiling.

STAIRCASE

A staircase turns and rises from the entrance hall. This beautiful staircase is oak and is part of the overall scene with a galleried first floor landing. The first floor landing has a wonderful amount of timbers and beams on display to the high ceiling height, a window gives a lovely view out to the front and there is a period style central heating radiator. Above the staircase is a chandelier point.

BEDROOM ONE (4.11m x 6.4m)

Dimensions: 6.40m overall x 4.11m (20'11" overall x 13'5"). A very large double bedroom, with a stunning view out over the property’s front gardens, stables, and paddock, with long distance views beyond. This room is decorated to a high standard and has a large amount of lighting points, a very high ceiling height with wonderful beams and timbers on display.

BEDROOM ONE EN-SUITE

Superbly appointed with a large high specification shower, Growhe chrome fittings, low level W.C, vanity unit with stylish wash hand basin, drawer beneath, illuminated mirror, shaver socket and porcelain tiled flooring. There is also porcelain tiling where appropriate in the ensuite and a chrome ladder style radiator/heated towel radiator.

BEDROOM ONE DRESSING ROOM

Once again, with beams on display and window giving an outlook to the rear.

BEDROOM TWO (3.26m x 3.84m)

Dimensions: 3.84m x 3.26m (12'7" x 10'8"). Once again, a delightful large double bedroom served by an en-suite and having a pleasant outlook to the front, this as the photographs suggest is presented to a high standard and has a chandelier point. It has two wall light points, various other lighting points, period style central heating radiator wonderful beams and timbers on display and a good sized window giving a superb view.

BEDROOM TWO EN-SUITE (1.52m x 2.36m)

Dimensions: 2.36m x 1.52m (7'8" x 4'11"). The en-suite is well equipped with a very large shower with chrome fittings, concealed cistern W.C, wash hand basin, vanity cupboards, illuminated mirror, shaver socket, appropriate decorative tiling, beams on display and window to the front.

BEDROOM THREE (3.05m x 4.02m)

Dimensions: 4.02m x 3.05m (13'2" x 10'0"). Once again, a double room with a fabulous view out over the neighbouring fields, very high ceiling height with wonderful beams and timbers on display, two wall light points, and period style central heating radiator.

BEDROOM FOUR (2.87m x 2.97m)

Dimensions: 2.97m x 2.87m (9'8" x 9'4"). Yet again, a wonderful room with wonderful beams to the very high ceiling, period style central heating radiator and outlook to the rear.

HOUSE BATHROOM

Dimensions: 2.36m x 2.08m (7'8" x 6'9"). The house bathroom is superbly appointed the bathroom has a ceramic tiled floor, porcelain tiling where appropriate around the bath and shower. The bath is double ended, chrome fittings and glazed screen, pedestal wash hand basin and low level W.C, combination central heating radiator/towel rail, extractor fan, high ceiling height, Velux window and shaver socket.

OUTSIDE

Externally, the property has a super location, elevated from the road. A small group of barns converted a few years ago to a very high standard, occupying elevated location and command lovely views over farmland and woodland in the distance. Automatic gates gives access up the driveway which gives access to the property’s’ own individual driveways, one to the front providing parking for two and a further parking area to the rear. This is where the garage is to be found.

GARAGE

Dimensions: 5.38m x 2.99m (17'7" x 9'9"). The garage is of twin timber doors and is of a good size and is fitted with power light and water. Adjacent to the garage is a carport which is being used in recent times (since lockdown) as an entertaining space with lovely timber pillars and a continuation of the garage roof.

CARPORT/OUTDOOR ENTERTAINMENT SPACE (2.45m x 5.72m)

Dimensions: 5.72m x 2.45m (18'9" x 8'0"). This is a superb space that looks back towards the house.

STABLE BLOCK (3.61m x 9.14m)

Dimensions: 9.14m x 3.61m (29'11" x 11'10"). The property has a large detached stable block measuring approximately, internally 30ft x 12ft. It has a canopy before it, giving shelter and once again this stable block is fitted out with power, light, and water. It has twin access doors to one end, to the feed room and there are two stables with stable doors and windows. It should be noted that there is no internal division at this time.

PADDOCK

Standing in approximately 0.75 acres in total, The Byre has a half an acre enclosed paddock plus an area of land before the stables. The paddock is enclosed and is accessed adjacent to the stables.

GARDENS

Being well presented, the gardens to the front have a pleasant outlook, stone paving, and lawn. The lawn and stone paving continue to the side with shrubbery. Once again, there is a pleasant view out over the neighbouring fields and the pathway leads around to the rear garden area, this is particularly pleasant having stone flagged sitting out spaces, mature boundaries with shrubbery and trees, and to the outdoor entertaining space previously described has power and light and looks back to the home. In brief the external space is all well-presented, gardens are delightful and enclosed. The grassed area before the paddock is particularly useful and versatile and the paddock itself is enclosed and measures approximately half an acre.

SOLAR PANELS

The property is fitted with a large amount of solar panels in the property's ownership, these provide significant power and economic benefit including an annual income. Further details of this can be provided by the vendors when viewing.

ADDITIONAL INFORMATION

The property has gas fired central heating, double glazing, alarm system and CCTV. Carpets, curtains, and certain other extras may be available via separate negotiation. EPC rating – B Property tenure – Freehold Local authority – Kirklees Council Council tax band – E