Lot 1, Granby Farm, Wood Bottom Road, Huddersfield, HD4

ENTRANCE HALL

18' 9" x 6' 0" (5.72m x 1.83m)
Particularly sturdy timber door with iron furniture and glaze porthole, gives access through to the entrance / sitting hallway. This has parquet flooring and a wonderful amount of windows that give a view up the drive across the valley, including over its own land and beyond. This good-sized area has an inner hallway. A doorway leads through to the lounge.

LOUNGE

16' 6" x 15' 4" (5.03m x 4.67m)
This is the photograph and floor layout plan suggest is a particularly good-sized room. It has a very high ceiling height, central ceiling light point, beautiful stone fireplace with raised stone flag, half delightful stone to round, stone back cloth and all being home for a multi fuel burning cast iron stove. There is a large window to the front overlooking the properties driveway and the fields beyond. The room also has a window to the side and three wall light points.

DINING LIVING KITCHEN

18' 3" x 17' 5" (5.56m x 5.31m)
Once again, a good-sized room, having two windows to the side, centrally located chimney breast, further windows to the front giving a view via the sitting hallway out over the valley Scene. The room has beams to the ceiling, spotlighting and units at both the high and low level. There is a stainless-steel sink unit and inbuilt oven fridge freezer space and useful understairs store cupboard. There's also a multi fuel burning stove / oven that also provides power for the central heating system and hot water.

FIRST FLOOR LANDING

The staircase from the entrance hall rises to the good sized first floor landing. This has a window once again enjoying the view. There is also a loft access point.

BEDROOM ONE

16' 8" x 15' 0" (5.08m x 4.57m)
A large double bedroom with tremendous views across the valley courtesy of a broad window, huge amount of inbuilt bedroom furniture including wardrobes and centrally located dressing table.

BEDROOM TWO

15' 0" x 10' 10" (4.57m x 3.30m)
With a window to the rear and a further window to the side. Once again, a good-sized room.

BEDROOM THREE

11' 10" x 11' 8" (3.61m x 3.56m)
Yet again a good-sized room and having a view across the valley.

HOUSE BATHROOM

11' 8" x 6' 0" (3.56m x 1.83m)
The property’s bathroom is fitted with a three-piece-suite in white which comprises corner bath with shower over, concealed system w.c. vanished unit with insert wash hand basin. Attractive tiling to the half-height and full light around the shower area itself, inset spotlighting obscure glass window, combination central heated radiator / heated towel in chrome.

STORE ROOMS

Returning to the ground floor, externally accessed from the rear at this current time, there are two storerooms. Please see the floor layout plan for details. These are accessed via an external passageway running along the rear of the cottage. This passageway leads through to a lobby area which has a covered roof that gives access to the dairy building. This has drawn on the floor layout plan, has windows to the sides (internal), external window overlooking the valley and two entrance doors, it is useful building. The covered area also gives access to the attached barn, details of which are to follow.

STORE ROOMS

Please note the property has in recent times had planning consent to extend. Those plans are included within this sales brochure, whilst ever these plans have passed it may well be considered by the purchaser to carry out some if not all the extensions, or indeed may apply for a different arrangement. Included within the farmhouse sale is Bothy Cottage, a beautiful detached single-story cottage which looks to be steeped in history. Internally very interesting this should be carefully viewed when the whole properties viewed. It has a definite charm and could be considered ideal as a Home Office.

STABLES

At a slightly lower level there are a block of stables with adjoining Hay Barn. These two stables are of a good size and are served by the stable yard area before it.

PADDOCK

The farmhouse comes with a large paddocks field. This measures approximately 2 acres and is currently down to grass and enjoys stunning views across the valley.

ADDITIONAL INFORMATION

The farmhouse has solid fuel central heating. Whilst lot three is offered as one lot, anyone wishing to add lot three in part to purchase either lot one or two can do so, please mark on a plan whilst submitted your bid.

SCHEDULE OF CONDITIONS IF LOT 2 SOLD SEPARATLEY

1. Plan A shows a new driveway to be put in place. This new driveway will be put in place at the expense of lot 1 and will be in the ownership of lot 1 and will be maintained thereafter on a 50/50 basis. 2. Plan A shows a landscaping area between lot 1 and lot 2. We consider this area to be on lot 2’s land, boundaried by the wall proposed, coloured red. This is shown on plan B. 3. The responsibility for removing the outbuildings that are in the way of this new boundary wall will be lot 2’s responsibility and lot 2 purchaser will be responsible for the building of the new wall which will be of dry-stone wall construction and approximately 1.2m high. This will be in the ownership of lot 2 and maintained by lot 2 thereafter. 4. The boundary goes from the end of the new wall across to the existing field wall. Lot 2 will be responsible for the maintenance for all its boundary walls adjacent to lot 1 and 3.

SERVICES

The existing services will remain connected to lot 1. Lot 2 will require new services connecting and a right of way for those services under the new driveway will be given to lot 2 if that route is required.

BOUNDARIES

Lot 1 is to be responsible for all its boundaries other than where it adjoins lot 2. Lot 3 is to be responsible for all its boundaries other than where it adjoins lot 1 and lot 2.