3 bedroom detached house for saleHighfield Crescent, Meltham, Holmfirth, HD9
Offers in Region of £560,000
**PART EXCHANGED CONSIDERED**
STANDING IN APPROXIMATELY FIVE ACRES OF FIELDS, PADDOCK, STABLES AND BARN, LOWER HEY FARM OFFERS A HUGE AMOUNT OF INDOOR AND OUTDOOR LIVING ALL AT A COMPETITIVE PRICE. Comprises:- hall, study area, downstairs w.c/shower, lounge (17'9" x 16'2" approx), garden room/sun lounge (17'6" x 11'9" approx), dining room, breakfast kitchen, utility, rear porch, first floor landing, three double bedrooms, bedroom 1 (18'0" x 12'2" approx) with adjoining stores possibly suitable for en-suite, bathroom, garage, two stables, barn, two paddocks, and two large fields measuring approximately four acres. Delightful gardens with views over Meltham, and the valley scene beyond. The property has a rural yet convenient location for local amenities and schooling. EPC rating E.
The Accommodation Comprises -
Ground Floor -
Entrance - A good sized storm porch with stone pillar gives shelter to the front entrance door. This with glazed porthole gives access through to the entrance vestibule.
Entrance Vestibule - This has windows to two sides, one of which gives an internal view into the sun room, an inset mat well, a central heating radiator, a timber and glazed door leading through to the hallway.
Entrance Hallway - This beautiful hallway has a full height ceiling with a beam on display, attractive polished timber staircase with spindle balustrading, a central heating radiator, a ceiling light point, a further lighting/chandelier point at the high ceiling level. A four panelled timber door leads through to the lounge.
Lounge - 5.41m approx x 4.93m approx (17'9" appro x x 16'2" - This as the photography suggests is a particularly attractive room with two windows to the side of the home giving pleasant views across the garden, a broad window to the front which has a window seat. This window gives a view out to the front via the family room/sun room. The lounge has three central heating radiators, a variety of lighting points, a broad and tall fireplace with a raised stone flagged hearth and all is home for a gas coal burning effect fire. There are oak cupboards to one side providing discreet housing of TV/hi-fi equipment points. The room has coving and twin glazed doors leading through to the family room/sun room.
Family Room/Sun Room - 5.33m approx x 3.58m approx (17'6" appro x x 11'9" - This room has an array of windows which give lovely views and twin glazed doors out to the stone flagged patio and further gardens beyond. The windows and doors also allow the room a huge amount of natural light, yet having solid roof temperatures are easily maintainable. There are two wall light points and two central heating radiators. The room is used as a second sitting room/family room and also has at present a breakfast/dining area.
Dining Room - 5.23m approx x 3.43m approx (17'2" appro x x 11'3" - From the hallway a polished timber four panelled door leads through into the dining room. This attractive room has many features including coving to the ceiling, three wall light points, two central heating radiators, a uPVC and glazed door with a matching glazed side panel giving direct access out to the gardens and beyond. There is an attractive chimney breast of exposed antique brickwork with stone header, raised stone hearth and stone backcloth.
Study Area - 2.84m approx x 1.75m approx (9'4" appro x x 5'9" a - To the rear of the hall there is a study area. This with a good sized window has a lovely view out over the fields and moorland scene beyond. There is a central heating radiator and central ceiling light point.
Downstairs W.C./Shower Room - 3.28m approx x 1.68m approx (10'9" appro x x 5'6" - This beautiful facility has been recently incorporated within this flexible home. It is a fine luxurious shower room and has a large walk in shower with a curved glazed screen and high quality chrome fittings. There is a concealed cistern w.c., a vanity unit with an inset hand basin and storage cupboards beneath, cabinets and raised/mirrored display shelving over, a period style central heating radiator, a broad bank of obscure glazed windows, ceramic tiling to the floor, delightful tiling to the full ceiling height, inset spotlighting, and under tile heating.
Breakfast Kitchen - 4.67m approx x 2.54m approx (15'4" appro x x 8'4" - From the hallway a door leads through to the breakfast kitchen. This as the photography and floor layout plan suggests is of a particularly good size with a lovely view out over fields to the rear, inset spotlighting to the ceiling, ceramic tiled flooring, a good sized breakfast area/casual dining area with a central heating radiator. There is a pantry style cupboard, under tile heating and the kitchen is fitted with a wealth of high quality timber units to the high and low level. There are a large amount of granite working surfaces, a one and a half bowl stainless steel sink unit with a mixer tap, decorative rumble marble tiling elsewhere, a stainless steel and glazed fronted oven, a stainless steel five ring gas hob with granite backcloth and stainless steel extractor fan over, an integrated dishwasher and two fridges. There is also a four panelled timber door which gives access to a larder cupboard with pantry style shelving. A timber and glazed door gives access to the everyday entrance lobby.
Everyday Entrance Lobby - This has quarry tiled flooring, an inset mat well, a central heating radiator, windows to two sides, a timber door with glazed porthole. This externally is given shelter by a storm porch, once again with stone pillar.
Utility Room - 4.37m approx x 1.96m approx (14'4" appro x x 6'5" - The particularly good sized utility room enjoys a pleasant outlook to the rear. It has a large amount of inbuilt cupboards with granite effect working surfaces at the high and low level, there is freezer space, a washing machine space, a dryer space, and a large amount of storage space.
First Floor -
Stairs And Landing - From the entrance hallway as previously described attractive well constructed timber staircase with spindle balustrading rises up to the first floor landing. The first floor landing is one of interest with large beam and roof construction timbers on display, a pleasant view out to the rear, a central heating radiator, and useful under eaves storage cupboard.
Bedroom One - 5.49m approx x 3.71m approx (18'0" appro x x 12'2" - This is a lovely double room with a fine view. This large double bedroom has a substantial beam at a lower height than normal. This together with a full height beam adds a huge amount of character. There is inbuilt bedroom furniture comprising of banks of wardrobes, drawers, dressing table area to one side, further dressing area with other wardrobes, storage cupboards and inset vanity unit, a combination heated towel rail/central heating radiator, a further central heating radiator, a central ceiling light point, twin doors give access through to a good sized cupboard. This has a central heating radiator. This together with a store off the first floor landing could be considered suitable for the conversion to an en-suite if so desired.
Bedroom Two - 4.27m approx x 3.51m approx (14'0" appro x x 11'6" - Once again a fine room with a terrific long distance view across Meltham towards the golf course and beyond. The room has beams to the ceiling of a large and substantial nature, a vanity unit with a wash hand basin and storage cupboards below, a central heating radiator, twin broad doors giving access to a substantial walk in wardrobe/store. This being above the entrance hallway.
Bedroom Three - 4.11m approx x 2.79m approx (13'6" appro x x 9'2" - Yet again, a double bedroom with a similar view to bedroom 2. It has a central heating radiator, beams on display, inbuilt bedroom furniture comprising of wardrobes, bedside cabinets, storage cupboards.
House Bathroom - 2.13m approx x 1.68m approx (7'0" appro x x 5'6" a - This is fitted to a high standard once again. It has a good sized obscure glazed window, a combination central heating radiator/heated towel rail, ceramic tiled flooring, a three piece suite in white comprising of a low level w.c, a pedestal wash hand basin, a panelled bath, appropriate decorative tiling, a beam on display and spotlight point.
Outside - Lower Hey Farm occupies a remarkable location, one which truly must be viewed to be fully appreciated. Over a long tarmacadam driveway Lower Hey Farm and its immediate neighbour occupy a terrific location set back from the hustle and bustle of Meltham itself. With four acres of fields to the front, plus additional small paddock areas, we estimate that Lower Hey Farm has including the land it's standing upon in itself as a home, approaching 4.5 acres.
Fields - These which are located as previously mentioned to the front are to be found in two sections (see plan). The largest of which as indicated measures 3.16 acres and the other triangular section measures 0.84 acres. These fields set the scene for the rural location and aspect.
Orchard And Gardens - The driveway passes through a lawned garden/orchard area. This has been maintained and presented to a high standard for many years. It has sturdy timber fencing and gives a terrific view across Meltham and the rural scene beyond. Above this is a delightful garden area. This is enclosed by a combination of shrubbery and trees and makes a pleasant evening dining area of stone flags. The garden has a variety of trees and must once again be fully viewed to be appreciated. The home has other shrub garden areas before it and a substantial stone flagged patio/sitting out area. There are also small lawned areas which will be explained upon viewing.
Garage - The single garage has an up and over door, and has a useful store to the rear.
Barn And Outbuildings - The farm is served by a good sized sturdily constructed farm building. This has internal measurements of 30'0" x 24'0" approx and has a broad double garage up and over door. There are four windows and a lofty ceiling height. The barn is accompanied by further outbuildings. These include two stables which adjoin the property's garage have been used as stables for many years and are of sturdy construction. They are served by a separate courtyard area. This which has been to lawn for some time offers a great deal of flexibility and is contained by high stone walling to the rear and timber fencing to the front and adjoins the barn area. There is a small enclosure/paddock to the rear of the barn which extends to the property's full boundary. This is contained by stone walling and is a most useful turn out paddock.
Outbuilding And Paddock - Adjacent to the barn there is a further outbuilding. This has been used for many years as a third stable. It is currently sub-divided and used for housing rabbits and the like. It adjoins a further paddock. This which is accessed via a steel farm style gate once again is currently grassed and is bounded by walling to two sides and timber post-and-rail fencing to the other. There are two mature trees within this area and it adjoins and has a gateway to the previously mentioned paddock.
Please Note - The property has over the years been honed to a style that might be considered unusual, that is that bedroom 3 and the bathroom are located above some accommodation belonging to the next door neighbour's property and the garage belonging to Lower Hey Farm is located beneath some of the accommodation belonging to the neighbouring property. These are indicated by points number 1 and 2 on the land registry plan, a copy of which is enclosed in these sales details.
Covenant - The property is to be sold with an uplift covenant on fields number 7041 and 6441. This four acre block is to have a covenant upon it which clearly states that if the property achieves planning permission for development (residential or commercial) that the vendors and their successors are entitled to a 25% uplift figure of the land's then value. This does not restrict in terms of agricultural building to serve Lower Hey Farm.
Additional Details -
Central Heating - The property has gas fired central heating.
Double Glazing - The property has uPVC double glazing.
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