Mill Lane, South Elmsall, Pontefract

**NEW PRICE**NO CHAIN** A characterful detached property boasting LOFT ROOM currently used as home office, circular kitchen, AMPLE driveway parking/turning area, DETACHED double garage and ATTRACTIVE rear garden. Planning permission was granted in 2019 (now lapsed) to extend to the side creating further bedroom space. EPC rating C77.

A most characterful mill style property occupying an elevated position and constructed in stone, this landmark building provides flexible family accommodation and has been thoughtfully planned as an eco home with underfloor ground source heating and solar panels. Planning permission was granted in 2019 (now lapsed) to extend the property to the side to create an additional reception room as well as additional bedroom space.

This fascinating property is approached via a welcoming entrance porch which opens straight into the circular kitchen which is fitted to a lovely standard. On the ground floor, the living room is of fine proportions and has patio doors out to the garden. To the first floor there is a lovely circular bedroom, as well as a hallway that leads off to a further bedroom and bathroom. Drop down ladder access then leads up to the top floor of the circular mill turret to a room currently used as a home office that has windows taking full advantage of the far reaching views. Outside, the property has a parking area that leads up to a detached garage, part of which has been converted into a home studio. There is a separate outside toilet in addition, as well as a well proportioned garden.

The property is situated in this elevated position on the fringe of South Elmsall, within easy reach of a good range of local shops, schools and recreational facilities. A broader range of amenities are available in the nearby centres of Pontefract and Barnsley. The national railway network is readily accessible.

Accommodation -

Entrance Hall - 1.6m x 1.4m (5'2" x 4'7") - Window to the side, UPVC front entrance door and ceramic tiled floor.

Kitchen - 4.8m diameter (15'8" diameter) - Three windows, ceramic tiled floor and a range of white fronted wall and base units with contrasting dark laminate worktops and tiled splash backs. Inset stainless steel sink unit and drainer, inset ceramic hob with filter hood over, built in oven (recently replaced), integrated fridge and freezer. Space and plumbing for a washing machine and space and plumbing for a slimline dishwasher. Spiral staircase to the first floor.

Living Room - 7.2m x 3.8m (min) (23'7" x 12'5" (min)) - Two windows to the front and a secondary entrance door to the front and additional window to the side. Beamed ceiling and wood effect laminate flooring.

First Floor Landing - Central hallway with loft access hatch with fold down ladder, beamed ceiling and built in cupboard.

Bedroom One - 4.7m x 3.8m (15'5" x 12'5") - Window to the side and double doors leading to the balcony to the front. Wood strip flooring and two ranges of fitted wardrobes with matching dressing table.

Bedroom Two - 4.4m x 2.6m (max) (14'5" x 8'6" (max)) - Windows to the front and side, beamed ceiling and wood strip flooring.

Bathroom/W.C. - 2.3m x 2.1m (7'6" x 6'10") - Frosted window to the rear and fitted with a three piece white and chrome suite comprising panelled bath with shower attachment over, pedestal wash basin and low suite w.c. Built in cupboard, separate airing cupboard and chrome ladder style heated towel rail.

Second Floor Loft Room - 4.0m diameter (13'1" diameter) - This characterful circular room is accessed via a fold down ladder from the first floor landing and has windows to three sides taking full advantage of the far reaching views over South Elmsall and countryside beyond. Wood strip flooring.

Outside - The property is approached via an automated gate which leads onto a gravelled parking/turning area. The driveway leads up to a double garage which has twin up and over automated roller shutter doors. The left hand garage has been converted to form a useable outbuilding. The driveway steps up to a paved patio area, which has a substantial stone built storage shed that also houses a gardeners toilet. The pathway continues round the back of the property to the rear where there is a boiler house housing the ground source heat pump. The principal gardens lie to the side of the house with an attractively shaped lawn and well stocked shrub borders, as well as a further paved patio sitting area. Immediately to the side of the house there is a further useful wooden shed.

Solar Panels Owned - The property benefits from a system of solar panels which we are advised are owned outright and not subject to a lease agreement.

Council Tax Band - The council tax band for this property is D.

Floor Plans - These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled. We cannot confirm the accuracy of the measurements or details of these floor plans.

Viewings - To view please contact our Pontefract office and they will be pleased to arrange a suitable appointment.

Epc Rating - To view the full Energy Performance Certificate please call into one of our local offices.