116A Sandy Lane, Middlestown, Wakefield, Wf4 4Pr

116A SANDY LANE, MIDDLESTOWN, WAKEFIELD, WF4 4PR

PROPERTY DESCRIPTION A N ARCHITECTUALLY DESIGNED, EXECUTIVE, FOUR BEDROOM DETACHED HOME, WHICH BOASTS AN INNOVATIVE ECO HEAT RECOVERY SYSTEM AND MOTION SENSOR LIGHTING. BUILT WITH RECLAIMED STONE AND CONSTRUCTED WITH THERMALLY EFFICIENT INSULATED

PANELS, THE PROPERTY IS FITTED OUT TO A HIGH SPECIFICATION, INCLUDING SANITARY

WARE BY VILLEROY & BOCH AND HANSGROHE BATHROOM AND KITCHEN FITTINGS.

WITH A SUPERB DINING KITCHEN, OVERLOOKING THE ENCLOSED REAR GARDENS, LARGE CONSERVATORY, LOUNGE, FOURTH BEDROOM ON THE GROUND FLOOR, THREE GOOD SIZED BEDROOMS ON THE FIRST FLOOR INCLUDING THE PARTICULARLY LARGE MAIN BEDROOM. THIS BEAUTIFUL HOME HAS BEEN UPGRADED OVER RECENT TIMES AND OCCUPIES A PRESTIGIOUS CORNER PLOT. THERE ARE PRIVATE GARDENS TO THE FRONT AND REAR . TO THE REAR IS THE DRIVEWAY WITH AUTOMATIC GATE.

The Property briefly comprises of entrance hall, downstairs W.C/wet room, superb dining kitchen with bi-fold doors, lounge, conservatory, bedroom four/study of a good size, stylish staircase to the first floor landing, three bedrooms to the first floor, all of which are of a good size and house bathroom. With uPVC double glazing and stylish fixtures and fittings throughout, this home should be viewed for those who want something with style and a pleasant location. With easy access to Wakefield, motorway access and rural walks in abundance within the beautiful Coxley Valley.

OFFERS AROUND £430,000

116A SANDY LANE, MIDDLESTOWN, WAKEFIELD, WF4 4PR

ACCOMMODATION

ENTRANCE HALLWAY

An attractive uPVC and obscure glazed door gives access through to the entrance hall.

This stylish and good-sized entrance hall has spotlighting to the ceiling, further chandelier point . A bespoke wood and glass staircase leads to the first floor. A doorway being timber and glazed leads through to the lounge and a further stylish timber and glazed door opens through to the dining kitchen.

116A SANDY LANE, MIDDLESTOWN, WAKEFIELD, WF4 4PR

LOUNGE

15 x 14 (4.6m x 4.3m) This generously sized, superbly decorated room has a central chandelier point, two wall light points and a broad window giving an outlook out towards the gardens and driveway side. The room has twin glazed doors that lead through to the conservatory.

116A SANDY LANE, MIDDLESTOWN, WAKEFIELD, WF4 4PR

CONSERVATORY

12’6” x 11’2” (3.8m x 3.4m) This relaxing room overlooks the properties formal gardens and is of a particularly good size once again. The room has an attractive solid oak flooring and twin glazed doors lead out to the front gardens.

DOWNSTAIRS

W.C/WET ROOM 6’ x 5’8” (1.8m x 1.7m) Entrance through a stylish timber and glazed door, this is fully tiled from floor to ceiling and has inset spotlighting to the ceiling, high level obscure glazed window. There is chrome shower head to the good sized shower, wall mounted wash hand basin and concealed cistern W.C.

116A SANDY LANE, MIDDLESTOWN, WAKEFIELD, WF4 4PR

DINING KITCHEN 20’ x 15’ (6.1m x 4.6m) As the photographs and floorplan suggests, this room is of a particularly good size. It has a full wall of glazing with bi-fold doors. These give direct access out to the paved patio, gardens, and driveway. There is a huge amount of natural light courtesy of these doors. The room has ceramic tile flooring, feature lighting to the kickplate, and inset spotlighting to the ceiling. There is chandelier point above the dining area and provision for a wall mounted TV. There are quality base and wall height units with contrasting Corian worksurfaces. The centre piece is a large island unit which incorporates a breakfast bar with seating for four. There is an inset stainless steel sink and circular drainer, with Hansgrohe mixer tap. A Hotpoint induction hob with stainless steel and glazed extractor fan over together with in-built stainless steel and glaze fronted oven with high level grill. The dishwasher is integrated and there is space for a fridge freezer.

116A SANDY LANE, MIDDLESTOWN, WAKEFIELD, WF4 4PR

UTILITY ROOM 6’9” x 4’9” (2.1m x 1.4m) The utility room is also to be found off the dining kitchen, which has a continuation of the ceramic tiled floor, plumbing for an automatic washing machine, space for a dryer and units at both the high and low level.

BEDROOM FOUR 13’ x 10’3 max (4.0m x 3.1m max) Bedroom 4 is housed on the ground foor. It could also be utilised as a second sitting room. The room has a pleasant view out over the property’s front gardens and is of a good size, with a central ceiling light point.

116A SANDY LANE, MIDDLESTOWN, WAKEFIELD, WF4 4PR

FIRST FLOOR LANDING

The Staircase rises to the first floor landing with a remote controlled Velux window and beams/timbers on display. A Doorway leads through to bedroom one.

BEDROOM ONE 18’9” x 14’4” (5.7m x 4.4m) This large Master Bedroom has a beautiful view courtesy of a broad window out over the property’s rear gardens and driveway. The bedroom features superb in-built bedroom furniture, including dressing table, wardrobes, drawers and cupboards. Part of the bank of wardrobes are the entrance to a dressing room which are well appointed. The room has timbers to the ceiling and a Velux window.

116A SANDY LANE, MIDDLESTOWN, WAKEFIELD, WF4 4PR

BEDROOM TWO 1 8’10” x 11’8” ( 5.7m x 4.4m) This once again is a very large room and has a pleasant outlook to the front, being L shaped the room has a central ceiling light point.

BEDROOM THREE 14’ x 11’ (4.3m x 3.4m) A spacious double room with Velux windows to the rear and front. There is a chandelier.

116A SANDY LANE, MIDDLESTOWN, WAKEFIELD, WF4 4PR

HOUSE BATHROOM 8’ 7” x 8’ (2.6m x 2.4m) The house bathroom is fitted with a three piece suite in white comprising of a concealed cistern W.C, stylish wall mounted wash hand basin, good sized corner bath with shower over, stylish heated towel rail, ceramic tiling to the floor and where appropriate around the shower area and Velux window.

OUTSIDE The property is housed on a good sized plot, occupying a corner position. To the front pedestrian gate lead to a stone flagged pathway. This gives access to a lower stone flagged sitting out area, and access from and to the conservatory and main entrance door . There are also lawned gardens, mature shrubbery, and trees. Access paths down either side of the home give access to the rear. This is the everyday entrance due to the driveway being to the rear. The driveway is accessed via an automatic gate, providing a large amount of parking, with space for 2/3 vehicles. At the driveway level there is a garden shed and attractive timber/sleeper steps which lead down to the patio/sitting out area which is overlooked by the dining kitchen. The area overlooked by the lounge leads down to a pebbled area. This is partially covered and is a superb external play area and is also designed being an ideal location for a hot tub.

116A SANDY LANE, MIDDLESTOWN, WAKEFIELD, WF4 4PR

ADDITIONAL INFORMATION

Please note the property has a high degree of thermal efficiency. The Eco home is finished with top quality reclaimed stone which includes innovative features including a heat recovery system and motion senor lighting, all of which reduce the costs to run the property. Being constructed with thermally efficient structural insulated panels.

BOUNDARY OWNERSHIP The boundary ownerships and tenure of the property have not been checked on the title deeds for any discrepancies or rights of way if any (This is a standard statement on all our brochures due to the Property Misdescription's Act)

FREE VALUATIONS If you are thinking of a move then take advantage of our FREE valuation service, telephone our nearest office for a prompt and efficient service.

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008 Simon Blyth for themselves and for the vendors or lessors of this property, whose agent they are, have made every effort to ensure the details given have been prepared in accordance with the above act and to the best of our knowledge give a fair and reasonable representation of the property. Please note:

1. There is a six inch measurement tolerance or metric equivalent and the measurements given should not be entirely relied upon and purchasers must make their own measurements if ordering carpets, curtains or other equipment.

2. None of the main services, i.e. gas, water, electricity, drainage or central heating system (if any) have been tested in any way whatsoever. This also includes appliances which are to be left in situ by the vendors.

PURCHASERS MUST SATISFY THEMSELVES AS TO THE CONDITION AND EFFECTIVENESS OF ANY SUCH APPLIANCES OR SERVICES

FLOOR PLANS NOT TO SCALE - FOR IDENTIFICATION PURPOSES ONLY

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116A SANDY LANE, MIDDLESTOWN, WAKEFIELD, WF4 4PR

MORTGAGE ADVICE Simon Blyth Estate Agents understand that getting appropriate mortgage advice is a crucial part of the home buying process. Finding a suitable mortgage has always been something of a daunting experience which is why we would like to introduce you to our independant mortgage advisors. They provide tailored mortgage solutions through a wealth of experience in the mortgage and property market and offer access to the full unrestricted range of products available.

Our advisors are dedicated to providing ongoing guidance and advice throughout the entire house purchase process keeping you, your estate agent and solicitor involved with continual updates on the progress. Once in your new home they will be available for ongoing support to build a long term relationship for your future mortgage planning. Your home may be repossessed if you do not keep up repayments on your mortgage.

For friendly expert advice on your mortgage requirements, or to discuss the potential of making your ideas a reality then please call in or phone for a chat.

OFFICE OPENING TIME 7 DAYS A WEEK Monday to Friday - 8:45 am to 5:30 pm Saturday - 9:00 am - 4:00 pm Sunday - 11:00 am - 2:00 pm Please call our office on 01924 361631, or email [email protected] for further information. Details printed 21/10/20

PROPERTY NOTES -

MAIN CONTACTS T: +44 (0)1924 361631 E: [email protected] E: [email protected] W: www.simonblyth.co.uk A: 81e North Road, Kirkburton, Huddersfield, West Yorkshire, HD8 0RL

OFFICE OPENING TIME 7 DAYS A WEEK Monday to Friday – 8.45 to 17:30 Saturday - 9:00 to 16:00 Sunday - 11:00 to 2:00

WWW.SIMONBLYTH.CO.UK Wakefield Huddersfield Holmfirth Kirkburton Penistone Sheffield Barnsley Pontefract 01924 361631 01484 651878 01484 689689 01484 603399 01226 762400 01143 216 590 01226 731730 01977 800259