Hill End Farm, Wall Nook Lane

A BEAUTIFULLY POSITIONED SUBSTANTIAL PERIOD FAMILY HOME WITH ACCOMODATION OVER 3300 SQ. FT SAT IN A SUPERB ELEVATED LOCATION WITH STUNNING VIEWS OUT OVER ITS GARDENS, FIELD AND BEYOND. THE COMING TOGETHER OF A LARGE PERIOD HOME AND ATTACHED BARN WITH OTHER EXTENSIONS HAS CREATED A STUNNING AND VERY INTERESTING FAMILY HOME WITH A WHOLE HOST OF LIVING SPACE AND THE FOUR / FIVE BEDROOM LAYOUT WITH THREE ENSUITE BEDROOMS. THIS HOME ALSO HAS TWO DRIVEWAYS AND A GOOD-SIZED PADDOCK. IN TOTAL STANDING IN APPROXIMATELY 1.7 ACRES.

 The accommodation briefly comprises entrance lobby, fabulous dining hall with superb fireplace and beams to the ceiling, large conservatory, magnificent sitting room with barn arch, attractive lounge also acting as family room with glazed doors to the conservatory, impressive breakfast kitchen, utility room, downstairs w.c., storeroom, two staircases, four large double bedrooms, 3 with ensuite, house bathroom, bedroom five/good sized home office with inspirational views, delightful gardens, two driveways and paddock. Previous consent for further extension and double garage.

 

Part exchange for a local four bed detached property maybe considered.

 

 

EPC Rating: D

Dining Room / Hallway

Dimensions: 5.54m x 5.05m (18'2 x 16'7). Enclosing timber door with iron furniture gives access through to the entrance porch. This is of a good size and has a particularly delightful marble and granite tiled floor, windows to either side and a doorway leading through to the dining room/additional living room. This lovely entrance hall space not only provides a good dining and reception area but would also suit chairs sat either side of the welcoming delightful fireplace, this being in stone with a stone raised hearth as a stone backcloth and is home for a gas/coal burning effect fire. The room has wonderful beams and timbers on display, timber paneling conceals a useful storage cupboard. The room has windows to two sides, on the driveway side there are two sets of windows giving a lovely view out to the driveway, the property’s field, and wonderful long-distance views beyond. To the other side there is a bank of stone mullioned windows with a window seat/plinth beneath. This once again allows a lovely view out over the gardens via the conservatory.

Conservatory

Dimensions: 5.89m x 3.51m (19'4" x 11'6"). A fabulous feature to the home enjoying a lovely view out to the gardens and being particularly spacious this useful space is often used as a dining area and has bi-fold doors opening out to the stone flagged patio and enclosed lawn gardens. There is a period style central heating radiator, delightful walling to three sides and fabulous travertine flooring. Doorway leads through to the sitting room.

Sitting Room

Dimensions: 8.99m x 4.65m (29'6" x 15'3"). This as the photograph suggests is part of the former barn. It has a beautiful barn arched doorway being fully glazed with a central glazed door, there is a study area and the room also has a bank of four mullioned windows giving a superb view out over the property’s gardens, field and long-distance views beyond. There is once again an impressive fireplace with raised stone hearth being home for a multi-fuel burning cast iron stove with twin glazed doors.

Store Room

Dimensions: 4.95m x 2.13m (16'3" x 7'0"). Off the sitting room there is a useful storeroom. This good-sized room has an external doorway, window out to the gardens and is home for the property’s comprehensive gas fired central heating boiler and hot water system.

Lounge

Dimensions: 5.41m x 5.08m (17'9" x 16'8"). This is also used as a family room. It has twin glazed doors through to the previously mentioned conservatory and has a doorway through to the dining hallway and a doorway through to the breakfast/kitchen. The lounge has wonderful beams and timbers on display, windows to three sides affording a good amount of natural light and yet again a lovely stone fireplace with a stone flagged hearth and gas fire.

Breakfast Kitchen

Dimensions: 5.31m x 3.58m (17'5 x 11'9"). Once again as the photograph suggests this is a particularly well fitted out room. It enjoys staggering views out over the property’s driveway, land and beyond with Castle Hill in the distance and way over towards the Wind turbines at Howarth Moor. The room has beams to the ceiling, inset spotlighting and a delightful range of high-quality units these being both high/low level, a large number of work surfaces and features such items as plate racking. The kitchen also features a delightful dresser style unit, Belfast sink with twin bowl and mixer tap over and there is plumbing and space for a large American style fridge freezer, integrated dishwasher and a delightful Aga this being powered by gas is of a three-oven design and has the usual chrome hotplates. Timber and glazed door leads to the utility room.

Utility room

This has a stone flagged floor and an everyday entrance door, windows to two sides and fitted with units at the low level with a good amount of working surface, stainless steel sink unit, plumbing for automatic washing machine and space for a dryer. A doorway leads to the downstairs w.c. This is a continuation to the stone flagging, good sized windows, wash handbasin and low level w.c.

Staircases

Two staircases rise to the first-floor level. The principal staircase gives access to a good sized first floor landing with window giving a stunning long-distance view. A doorway leads through to bedroom one.

Bedroom One

Dimensions: 5.64m x 4.88m,2.74m (18'6" x 16,9"). A fabulous double room with wonderful high beamed ceiling, tremendous bank of mullioned windows giving a lovely view out over the property’s front gardens and twin glazed doors giving access out to the property’s upper side gardens. The room is particularly impressive and has an ensuite. The ensuite is fitted with a four-piece-suite in white and comprises shower cubicle, low level w.c., pedestal wash hand basin and bath. There is appropriate tiling, shaver socket, beams to the ceiling and window giving a pleasant outlook.

Bedroom Two

Dimensions: 4.72m x 3.51m (15'6" x 11'6"). Once again, a double room with a stunning bank of six mullioned windows. This good-sized room enjoys a lovely outlook over the property’s front gardens and beyond.

Bedroom Three

Dimensions: 5.03m x 4.22m (16'6" x 13'10"). A delightful double room with wonderful beams and timbers on display. This being part of the former barn the beams here are particularly impressive. There is a bank of four mullioned windows giving an astonishing view out over the property’s gardens, driveway, land and beyond. The room has library style book shelving and cupboards at a lower level and an ensuite. The ensuite is fitted superbly with a bowl and claw foot style bath with shower and glazed screen over and high-quality shower head, conceal system w.c., delightful vanity unit with cupboards beneath mixer tap over, illuminated mirror, high quality tiling, extractor fan and combination central heating radiator with heated towel rail.

Bedroom Four

Dimensions: 5.03m x 3.84m (16'6" x 12'7"). Across the balustraded landing bedroom four is once again a double room with an ensuite. This large bedroom has fabulous high and angled beamed ceiling with a bank of mullioned windows and further window to the side. The ensuite is superbly appointed with large fixed glazed screen shower and high-quality chrome fittings, low level w.c., delightful timber vanity unit being home for wash hand basin with mixer tap over and storage cupboard below. Combination central heating radiator with heated towel rail, beams on display and shaver socket.

Bedroom Five / Home Office

Dimensions: 5.97m x 4.09m max (19'7" x 13'5" max). This versatile room could be divided if so decided. It has a vast amount of windows and provides an inspirational place to work with astonishing views to three sides. There is also inbuilt period cupboards

House Bathroom

House bathroom once again has long distance view and is fitted with three-piece suite comprises low level w.c., bath with shower over, vanity unit with inset wash hand basin.

External

Hill End Farm occupies a remarkable location and is superbly positioned on the hill side with its nearby neighbour enjoying stunning long-distance views standing in approximately 1.7 acres. There is an exceptionally long driveway providing vast amounts of parking and giving direct access to the field. The secondary driveway is at a slightly upper level. This driveway is gated and has impressive stone gateposts and timber gate. It is currently used as a further sitting out area but has been used to park the family’s horse box, boat, and suchlike. The gardens as the photograph suggests are particularly pleasant. Adjoining the conservatory, the garden is stone flagged with a raised lawned area, providing a great deal of privacy with a lovely amount of shrubbery and trees. The gardens to the other side of the home are well presented and are of mature shrubbery and flowery areas with once again stone flagged sitting out space and pathways.

Field

The field is currently down to grass and enjoys the wonderful position it is boundary to the house courtesy of a ha-ha wall. The field offers a great deal of equestrian scope and there is ample space in a variety of locations for the building of a stable if required.

Notes

Please note planning permission was granted some years ago for a significant amount of work at the house. This included the building of a double garage. Copies of this planning permission being granted in April 1995 are available at the selling agents office in Holmfirth to be viewed. The implication of this is that the development of this having been commenced, the double garage extension should be able to proceed without too much of a problem however interested parties should satisfy themselves regarding the planning restrictions etc. upon this situation.

Tenure

This property is a Freehold property

EPC

The EPC energy rating is to be confirmed

Council Tax

The property is in Council Tax Band G Kirklees MC