3 bedroom farm house for saleWatson Laithe Farm, Hapton
Offers Over £450,000
Retreating from the day-to-day hustle and bustle, at the juncture where a private lane eventually succumbs to open countryside. Located beneath Hambledon Hill, well within the glorious valley countryside towards the top of a lane which services only a handful of residences, each enveloped within the fantastic rural backdrop, yet within only a few minutes drive of Burnley town centre. Ideally placed for access onto the M65 / M66 motorways promoting complete freedom throughout the Northwest region.
A highly desirable period-farmhouse of particular historical reference in the town, affording immaculately presented living accommodation which is likely to appeal to the growing family. The sympathetic approach and attention to detail in the way the property has been renovated boasts numerous period features from exposed stone walls, floors and cast-iron solid fuel range cooker. The property benefits from the usual modern day comforts one would expect, including oil-fired central heating together with UPVC framed double glazing having been installed. In addition, the property on offer encompasses approximately three acres of land, suitable for the keeping of livestock, numerous outbuildings and an attached stone-built barn affording some 1600 sq ft providing potential for further accommodation or development, subject to necessary building regulations and planning consents.
Proceed out of town to the Manchester Road Summit turning right at the lights into Rossendale Road. Descending downhill past the industrial estate on your left and eventually tuning left into Billington Road. Continue down Billington Road and where the road eventually curves to the left, take a right turn down an unmade track denoted by our ‘For Sale’ board. Follow this meandering farm track for approximately half a mile turning left at the first juncture where Watson Laithe Farm is positioned a short distance beyond on the right hand side.
BRIEFLY COMPRISING:- GOOD SIZED ENTRANCE PORCH, THREE RECEPTION ROOMS INCLUDING LOUNGE, SNUG AND STUDY; FARMHOUSE-STYLE DINING KITCHEN WITH SEPARATE UTILITY, THREE EXCELLENT SIZED BEDROOMS, FAMILY-SIZED BATHROOM, ATTACHED BARN AFFORDING SOME 1600 SQ FT, RANGE OF ADDITIONAL OUTBUILDINGS, PRIVATE REAR GARDEN, APPROXIMATELY THREE ACRES IN TOTAL SURROUNDING THE PROPERTY WITH FURTHER LAND AVAILABLE BY SEPARATE NEGOTIATION.
The Accommodation Afforded is as follows:-
Good Sized Entrance Porch
Having timber entrance door, tiled floor area. UPVC framed [Wood Grain Effect] double glazed window to the front elevation. Timber door leading through into:-
Reception Room One / Snug
13’0” x 11’11” Feature ‘Esse The Ironheart’ cast-iron solid fuel range cooker, exposed timber beams to the ceiling. UPVC framed [Wood Grain Effect] double glazed window to the front elevation with stone sill. Attractive stone flagged floor extending with timber door through into:-
13’03” x 10’0” Stainless steel sink unit and drainer with cupboards under, matching range of wall and base units incorporating stainless steel oven / grill and four ring hotplate with concealed chimney-style extractor over, co-ordinating worktops with concealed illumination and part-tiled walls, integrated fridge, radiator, exposed timber beams to ceiling and stone flagged floor. Sealed unit double glazed window overlooking neat lawned garden to the rear and glazed panelled rear entrance door.
Reception Room Two / Lounge
22’01” x 17’05” A fabulous sized reception room with imposing stone-built fireplace and inset cast-iron solid fuel stove, radiator. Exposed timber beams to ceiling. Sealed unit [Wood Grain Effect] double glazed window to the front and affording an open outlook to the side elevation. Access into:-
[10’05” x 9’03”] Stainless steel sink unit and drainer with cupboards under, co-ordinating worktop, plumbing for automatic washing machines, exposed stonework. UPVC framed [Wood Grain Effect] double glazed window with exposed timber lintel and timber entrance door to front.
Period feature stone spindle balustrade ascending to the first floor level with recess, exposed timber beams to ceiling. UPVC framed [Wood Grain Effect] double glazed window with stone mullion overlooking private lawned garden to the rear. Archway to:-
Reception Room Three / Study
10’06” x 8’02” Stone / polished wood bar, display recess, radiator. UPVC framed [Wood Grain Effect] double glazed window also to the rear elevation.
First Floor Landing
Wrought iron balustrade and handrail. Two UPVC framed [Wood Grain Effect] double glazed windows with centre stone mullion affording an open outlook to the rear elevation. Timber doors leading into:-
17’04” x 14’04” Exposed timber beams to ceiling, radiator. UPVC framed [Wood Grain Effect] double glazed window with stone sill to the front elevation and matching double glazed windows with stone mullions affording an open outlook to the side elevation.
14’06” x 13’01” Exposed timber beams to ceiling, radiator. UPVC framed [Wood Grain Effect] double glazed window to side elevation and matching double glazed window with stone sill and stone mullion overlooking the rear garden.
13’0” x 13’0” Loft access point, radiator. UPVC framed [Wood Grain Effect] double glazed window to the front elevation.
[13’0” x 9’10”] Four piece modern White suite incorporating panelled bath and pedestal wash basin with tiled splashbacks, low-level WC and step in glazed shower cubicle with Triton electric shower fittings over, chrome heated towel rail, radiator, inbuilt linen / storage cupboards. UPVC framed [Wood Grain Effect] double glazed window to the rear elevation.
Timber five-bar gate bearing the name ‘Watson Laithe’ leading onto a good-sized gravelled driveway with stone flagged walkways to the front of the property, numerous outbuildings including a stone-built attached store. Excellent sized stone-built attached barn with further development potential affording some 1600 sq ft with an elevated timber deck providing additional storage space, power, lighting and water also installed. Further workshop area [14’05” x 11’10”] and access at the rear to a further area currently designated as sheep pens. Rear yard which can be accessed from the lane with additional sheep pens of timber construction within corrugated steel walls and roof. Private enclosed garden to the rear with an elevated level lawn with stone built dwarf walls and steps, elevated paved patio, mature flower / shrub beds and timber fencing. Access to an attached boiler-house with floor standing Worcester central heating boiler fed from a plastic bunded oil-tank, low-level WC also installed. Further stabling / kennel areas and a total of three acres surrounding the property separated by timber fencing with an opportunity of further land by separate negotiation.
Mains supplies of water and electricity.
Strictly by appointment with our Burnley office on  415057.
Postcode : BB11 5QG.
Council Tax Band : D [Burnley].
Further information supplied by the Vendor:-
The oil fired central heating system is in working order.
Energy Performance Certificates (EPCs)
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