Old Mill Court, Hepworth, Holmfirth, HD9 1HP

DISTINCTIVE HOME IN A BEAUTIFUL VILLAGE SETTING … OCCUPYING A SUPERB POSITION WITHIN AN EXCLUSIVE DEVELOPMENT OF JUST FIVE PROPERTIES, THIS IMPRESSIVE STONE-BUILT DETACHED HOME OFFERS FLEXIBLE FOUR/FIVE-BEDROOM ACCOMMODATION SET ACROSS THREE FLOORS. LOCATED ON THE EDGE OF HOLMFIRTH THE PROPERTY IS IDEALLY PLACED FOR THE LOCAL SCHOOL, VILLAGE PUB AND CHURCH, WHILE MILES OF BREATH TAKING RURAL WALKS BEGIN RIGHT ON THE DOORSTEP. THE HOME ITSELF BLENDS CHARACTER, QUALITY AND PRACTICALITY, PROVIDING GENEROUS RECEPTION SPACES, A FULL-DEPTH DINING KITCHEN, A FIRST-FLOOR LOUNGE WITH CONSERVATORY, MULTIPLE EN-SUITE FACILITIES, AND BEAUTIFULLY PRESENTED BEDROOMS ACROSS TWO UPPER FLOORS. WITH AMPLE PARKING, AN INTEGRAL GARAGE AND LOW-MAINTENANCE GARDENS, THIS PROPERTY IS PERFECTLY SUITED TO FAMILY LIVING OR THOSE SEEKING COUNTRYSIDE TRANQUILLITY WITHIN A CLOSE-KNIT COMMUNITY. A RARE OPPORTUNITY IN AN EXCEPTIONAL LOCATION—VIEWING IS HIGHLY RECOMMENDED.

GROUND FLOOR
Entrance Hallway

A timber part-glazed entrance door opens into a large, welcoming reception hallway featuring a slate-style tiled floor that continues throughout the ground floor. The hallway includes a radiator, useful under-stairs storage, staircase to the first floor and access to the dining kitchen, snug/games room, utility room and WC.

Dining Kitchen

Running the full depth of the property and naturally illuminated by two double-glazed windows and a side entrance door, this impressive kitchen offers excellent family and entertaining space. Fitted with solid oak wall and base units with contemporary fixtures and granite worktops, the kitchen includes an inset sink, integrated double oven, five-ring gas hob, extractor, fridge and dishwasher, with space for a microwave. There is inset spotlighting, ample space for a dining table, radiator and tiled flooring continuing throughout.

Downstairs WC

Fitted with a push-button WC, wash basin with tiled splash back, tiled flooring and radiator.

Utility Room

The utility offers complementary units to the kitchen, oak-fronted cupboards and a roll-top work surface incorporating a sink. Plumbing is provided for a washing machine alongside space for a tumble dryer and additional appliances. The room also houses the wall-mounted Worcester Bosch combination boiler, features tiled flooring, a radiator and provides access to the integral garage.

Integral Garage

A wider-than-average single garage with electrically operated up-and-over door, vaulted ceiling for storage and capacity to accommodate a vehicle comfortably.

Snug / Games Room

A versatile front-facing room currently used as a media snug, featuring a full media wall with storage beneath, radiator and pelmet lighting—ideal as a playroom, home office or second sitting room.

FIRST FLOOR
Landing

A front-facing window and radiator provide light and warmth to the landing, which offers access to the lounge, bedrooms four and five, and the staircase rising to the second floor.

Lounge

Positioned at first-floor level and spanning the full depth of the property, the lounge features a solid oak floor, focal point fireplace with living flame fire, a pleasant outlook and access into the conservatory.

Conservatory

A delightful additional reception room with a vaulted ceiling, solid wood flooring and central door opening to the rear garden—ideal for relaxing or extending the main lounge space.

Bedroom Four

A rear-facing double bedroom with three double-glazed windows, fitted double wardrobe, radiator and access to an en-suite WC.

En-Suite (Bedroom Four)

Comprising a push-button WC, wash basin, tiled walls and floor and radiator.

Bedroom Five

A front-facing room currently used as a home office, featuring laminate flooring, radiator and double-glazed window.

SECOND FLOOR
Second Floor Landing

A charming landing with a wrought iron balustrade, slight vaulted ceiling, front-facing window and radiator, providing access to three further bedrooms and the house bathroom.

Bedroom One

A superior front-facing principal bedroom set into the eaves with low-level windows framing far-reaching valley views. The room includes fully fitted wardrobes along one wall and access to the en-suite.

En-Suite (Bedroom One)

A modern three-piece suite comprising a step-in shower cubicle with plumbed-in shower, vanity wash basin unit, push-button WC, aqua board and natural tiling to the walls, vinyl flooring, heated ladder rail, extractor fan, backlit mirror and frosted window.

Bedroom Two

A front-facing double bedroom with double-glazed window, radiator and attractive outlook across the valley.

Bedroom Three

A rear-facing double bedroom with double-glazed window over-looking the rear garden, fitted wardrobes to one wall, wall mounted TV point and a radiator.

House Bathroom

A spacious, modern bathroom with a white three-piece suite including an oversized panelled bath with shower over, push-button WC and wash basin. Fully tiled walls, heated ladder rail, extractor fan, frosted window and backlit mirror complete the room.

If you would like to arrange to view, or have your property appraised please give us a call on our office number

BRIEFLY COMPRISING;

GROUND FLOOR
•    ENTRANCE HALLWAY
•    STAIRS TO 1ST FLOOR
•    DINING KITCHEN
•    DOWNSTAIRS W.C.
•    UTILITY ROOM
•    INTEGRAL GARAGE
•    SNUG/GAMES ROOM

FIRST FLOOR
•    LANDING AREA
•    STAIRS TO 2ND FLOOR
•    LOUNGE
•    CONSERVATORY
•    BEDROOM 4
•    EN SUITE
•    BEDROOM 5

SECOND FLOOR
•    LANDING AREA
•    BEDROOM 1
•    EN SUITE
•    BEDROOM 2
•    BEDROOM 3
•    HOUSE BATHROOM

EXTERNALLY 
•    To the front of the property is a low-maintenance brick-set forecourt complemented by generous parking to both sides of the home, including ample space for a motorhome. A further driveway to the right provides direct access to the attached garage.

To the rear is a low-maintenance garden accessed via the conservatory, featuring stone-flagged patio areas, attractive stone walling and steps leading up to the side of the home—an ideal outdoor space for relaxing or entertaining.
 

PLEASE NOTE: THESE DRAFT BROCHURE DETAILS HAVE BEEN APPROVED BY THE SELLER.

TENURE: FREEHOLD

COUNCIL TAX BANDING;
We understand the council tax band to be F. (SOURCE: GOV.CO.UK)

SERVICES
Mains water. Mains gas. Mains electric. Mains drainage.

DIRECTIONS
HD9 1HP

COVID-19 PROCEDURE
We at Mallinson & Co are confidently adhering to the government guidelines in connection to the covid-19 pandemic, should you wish to see a copy of our procedure please ask a member of the team.

DISCLAIMER
1.    PROPERTY MISDESCRIPTION ACT 1967 & 1991: We endeavour to make the details and measurements as accurate as possible. However, please take them as indicative only, made as a result of a visual inspection of the property and from information supplied by the vendor. 
2.    MEASUREMENTS are taken with an electronic device. If you are ordering carpets or furniture, we would advise that the details are checked to your personal satisfaction by taking your own measurements upon viewing. 
3.    No services, apparatus, equipment, fixtures or fittings have been tested by Mallinson and Co so we cannot verify that they are in working order or fit for purpose. A Buyer is advised to obtain verification from their own Tradesperson, Surveyor or Solicitor. 
4.    References to the Tenure of a Property are based on information supplied by the Seller. Mallinson & Co has not had sight of the title documents and has not checked the tenure or the boundaries with the Land registry. A Buyer is advised to obtain verification from their own Solicitor. Mallinson and Co accept no responsibility for any errors or omissions.
5.    MONEY LAUNDERING: We may ask for further details regarding proof of your identification and proof of funds after receiving your offer on a property. Please provide these in order to reduce any delay.