Paris, Scholes, Holmfirth, HD9

CHECK OUT THIS BEAUTIFUL THREE/FOUR-BEDROOM CHARACTER COTTAGE, SET ACROSS THREE SPACIOUS FLOORS AND ENJOYING STUNNING FAR-REACHING COUNTRYSIDE VIEWS TO THE REAR. BURSTING WITH CHARM, ORIGINAL FEATURES AND VERSATILE LIVING SPACE, THIS UNIQUE HOME PERFECTLY BLENDS PERIOD CHARACTER WITH MODERN COMFORT. BOASTING A WONDERFUL OUTLOOK, ACCOMMODATION OVER THREE LEVELS AND A LOVELY DECKED SEATING AREA BACKING ONTO OPEN FIELDS, THIS IS A HOME THAT TRULY NEEDS TO BE VIEWED TO BE FULLY APPRECIATED. THIS SPACIOUS COTTAGE USED TO BE TWO SEPARATE COTTAGES. 

GROUND FLOOR

Entrance Hall

A welcoming entrance space accessed via a wooden stable-style front door, instantly setting the tone for the character this home has to offer. Featuring stone flagged flooring, exposed timber detailing and useful built-in storage, this charming hallway provides access through to the dining room and kitchen.

Dining Room

A superb formal dining room packed with charm and personality, ideal for entertaining or cosy evenings in. This impressive space features exposed ceiling beams, stone flagged flooring, attractive deep-set windows and a beautiful stone fireplace housing a log-burning stove, creating a real focal point to the room. There is ample space for a large dining table and chairs, while a patio door provides access out to the rear decked seating area.

Kitchen

A stylish and well-appointed breakfast kitchen which has been tastefully updated while remaining in keeping with the character of the home. Fitted with a range of modern shaker-style wall and base units, contrasting worktops and a central breakfast island with seating, this is a highly functional yet attractive space. The kitchen also benefits from a range-style cooker set within a feature stone surround, inset spotlights, tiled splash-backs, sink and drainer, space/plumbing for appliances and further stone flagged flooring. A staircase leads up to the first floor.

FIRST FLOOR

Living Room

Positioned on the first floor, this beautifully presented main living room is a fantastic size and enjoys a warm and inviting feel throughout. Featuring exposed beams, a stylish decor, generous proportions and windows to both elevations allowing in plenty of natural light, this is a superb space to relax and unwind. A striking freestanding log-burning stove set upon a stone hearth adds further charm and character, while stairs rise to the second floor.

Lobby

A useful connecting space leading from the lounge through to the study/bedroom and shower room, with additional built-in storage and characterful timber finishes.

Study/Bedroom Four

Currently utilised as a home office/study, this versatile room offers buyers flexibility to suit their own needs and could work well as an occasional bedroom, dressing room, nursery or hobby room. With fitted storage, shelving, window to the rear and staircase access leading up to the upper floor, this is a highly useful additional room.

Shower Room

A beautifully finished and generously sized wet room-style shower room, fitted with a walk-in shower area with glazed screen, low flush W.C. and a stylish vanity unit with wash basin. Finished with attractive tiling, exposed timber detail and a heated towel rail, this room offers a sleek and practical finish. This bathroom benefits from underfloor heating. 

SECOND FLOOR

Master Bedroom

A stunning and character-filled principal bedroom enjoying a wonderful sense of space and charm. This lovely room features exposed beams, a vaulted-style ceiling, fitted wardrobes/storage and windows enjoying a pleasant outlook. There is ample room for a double bed and bedroom furniture, creating a superb main bedroom retreat.

Landing

A characterful landing area with exposed beams and access to the remaining bedrooms and house bathroom.

Bedroom Two

A well-proportioned second bedroom with exposed beam detail and window to the front elevation. Ideal as a child’s room, guest bedroom or additional home working space.

House Bathroom

A distinctive and characterful house bathroom fitted with a three-piece suite comprising bath with shower over, wash basin and low flush W.C. Finished with eye-catching full wall tiling, heated towel rail and window to the front elevation.

Bedroom Three

A further bedroom enjoying a pleasant outlook and exposed character features. This room would work well as a single bedroom, nursery or study, adding further versatility to the accommodation on offer.

OUTSIDE

To the front of the property there is off-road parking for one vehicle. There is also a designated space for a garden shed, providing additional storage.

To the rear, the property enjoys a lovely timber decked seating area, providing the perfect spot for outdoor dining, entertaining or simply enjoying the open aspect and countryside views beyond. The outdoor space offers a great balance of low-maintenance practicality and scenic surroundings. This area catches the sun for most of the day from 10am.

ADDITIONAL INFORMATION

Material Information - TENURE: Freehold

ADDITIONAL COSTS: As at the date of this listing and to the vendor's knowledge, there are no additional costs associated with the property, shared areas or development. 

COUNCIL AND COUNCIL TAX BAND: C

EPC RATING: E

PROPERTY CONSTRUCTION: Yorkshire Stone-built.

PARKING: The property has a parking space for one vehicle. 

RIGHTS AND RESTRICTIONS: N/A

DISPUTES: There have not been any neighbour disputes.

BUILDING SAFETY: There have not been any external structural alterations to the property. There are no known structural defects to the property. 

PLANNING PERMISSIONS AND DEVELOPMENT PROPOSALS: There are no known planning applications on neighbouring properties or land and the vendor confirmed they have not received any notices.

*Please note we do not check the local planning applications so please do so yourself before proceeding.

UTILITIES:
Water supply - Mains water
Sewerage - Mains
Electricity - Mains
Heating Source - Mains Gas

ENVIRONMENT: There has not been any flooding, mining or quarrying which has affected the property throughout our vendor's ownership.

DISCLAIMER
1.    PROPERTY MISDESCRIPTION ACT 1967 & 1991: Although we endeavour to make the details and measurements of each property as accurate as possible, please take these as an estimate only, made from the information supplied by the vendor, and our visual inspection of the property.
2.    MEASUREMENTS are taken electronically using a device and we cannot fully guarantee their accuracy, so we advise these are used as an estimate, and that you take your own measurements if upon viewing the property to ensure these are to your personal satisfaction for any carpets, furniture or other household furnishings.
3.    QUALITY TESTING: No services, apparatus, equipment, fixtures, fittings or any other things have been tested by Earnshaw Estates and we are unable to verify that these are in working order or fit for purpose. We therefore advise buyers to obtain verification from their own tradesperson, surveyor, solicitor or otherwise qualified professional who is able to provide such assurances. Earnshaw Estates are also unable to verify the quality, or condition of any property, land, buildings additional features, or planning requirements so we advise that buyers obtain their own surveys and speak to a professional regarding this. We will not accept any responsibility or liability in connection with this.
4.    TENURE: Any reference to the tenure of a property is based on information supplied by the seller. Earnshaw Estates has not had reviewed the title documents and has not checked the tenure, boundaries, rights or restrictions with the Land Registry, so we advise buyers and any other persons who seek to rely on such information to obtain verification from their own solicitor or legal professional. Earnshaw Estates accept no responsibility for any errors or omissions in this regard.
5.    MONEY LAUNDERING: We may ask for further details regarding proof of your identification and proof of funds upon receiving your offer on a property. Please provide these in order to reduce any delay.
6. PLANNING PERMISSIONS AND BUILDING REGULATION: We endeavour to obtain as much information from the vendor as possible with regard to any relevant planning permissions and building regulation approvals, both in respect of their property and the neighbouring land. However, we do not make any representations in respect thereof, and we advise all prospective buyers to carry out their own research and to seek professional advice. Any representations made are solely based upon the information we have received from the vendors, so we advise not to rely on this and to make your own enquiries. Earnshaw Estates accepts no responsibility or liability in this regard.