Low Grange Farm Rigg Lane East Hardwick WF8 3EF

REDUCED FOR A QUICK SALE TO FACILITATE RENOVATION WORKS. Set in approximately three acres of open paddock land, this five bedroomed family home offers a massive amount of potential and will provide the answer to even the most demanding of family needs. This home is located in a rural position, yet is highly commutable to the region's local centres. The home itself briefly comprises:- Sun room, breakfast kitchen, lounge, dining room, office/store, utility room, five bedrooms, en-suite, house bathroom, extensive driveway and yard areas. EPC = 'G'. Offers around £350,000

16 Wood Street, Wakefield, West Yorkshire, WF1 2ED Tel: 01924 361631

Huddersfield Wakefield Barnsley Holmfirth Penistone Kirkburton Tel: 01484 651878 Tel: 01924 361631 Tel: 01226 731730 Tel: 01484 689689 Tel: 01226 762400 Tel: 01484 603399 www.simonblyth.co.uk . .

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SUN ROOM 5.64m x 3.56m approx (18'6" x 11'8" approx ) Double doors give access through to the sun room, this provides everyday access, it is a spacious room with upvc french style doors and has substantial large windows that give lovely views out over the property's gardens, yard and fields beyond. It is fitted with a multi fuel burning stove and has exposed stone work and attractive ceramic tiled floor.

BREAKFAST KITCHEN . 9.58m x 4.27m approx (31'5" x 14'0" approx ) Timber and glazed doors lead through to the breakfast kitchen, this of enormous proportions, once again, has a ceramic tiled floor, windows at the far end giving a pleasant view out over the roadway and fields beyond, the room has exposed stone work and beam to the ceiling. The kitchen area itself is equipped with timber units, these being at both the high and low level, plumbing for dishwasher, inset sink unit and mixer tap over, housing position for Range style oven. An unusual feature of this room is that a spiral staircase also rises up from here up to the first floor landing, in addition to the principle staircase.

DINING ROOM . 5.33m x 3.43m approx (17'6" x 11'3" approx ) An attractive room with beam to the ceiling, period style fireplace and twin doors giving access out to the gardens to the front. LOUNGE 5.36m x 4.27m approx (17'7" x 14'0" approx ) . Once again, an attractive room with windows to two sides, stout stone fireplace, beam to the ceiling and wall light points. The fireplace is fitted with an open fire grate.

OFFICE/STORE 4.50m x 3.96m approx (14'9" x 13'0" approx ) From the dining room a doorway gives access to a office/store, this large room has two windows giving an outlook to the road side and has been used for a variety of purposes over the years.

UTILITY ROOM 3.66m x 3.05m approx (12'0" x 10'0" approx ) Opening from the office and also a doorway from the breakfast kitchen gives access through to the utility room, window out to the roadside. Once again, a good sized room.

FIRST FLOOR LANDING Inner lobby between the dining room and lounge, gives access to a staircase which rises up to the first floor landing.

BEDROOM 1 4.22m x 3.61m approx (13'10" x 11'10" approx ) A double room with window giving an outlook to the front and doorway leads through to the en-suite.

EN-SUITE SHOWER Fitted with a corner shower cubicle, electric shower, low level w.c., appropriate tiling to the walls and floor and extractor fan.

BEDROOM 2 5.31m x 4.27m approx (17'5" x 14'0" approx ) A large double room with a pleasant outlook to the front.

BEDROOM 3 4.52m x 3.96m approx (14'10" x 13'0" approx ) Once again, a large double room with outlook to the side.

BEDROOM 4 4.32m x 3.78m approx (14'2" x 12'5" approx ) A large double room with an outlook to the front. BEDROOM 5 3.76m x 3.45m approx (12'4" x 11'4" approx ) Yet again, a large double room.

HOUSE BATHROOM 3.73m x 3.05m approx (12'3" x 10'0" approx ) . As the photograph depicts, this is a bathroom of high character, it has a ceramic tiled floor, high angled and beamed ceiling, period style slipper bath, vanity unit with cupboards beneath and attractive wash hand basin, low level w.c. With polished timber seat, window giving a pleasant view, there is also a skylight.

EXTERIOR Access both to the home and the land is gained from a variety of locations off the main road with gates giving access through to the domestic driveway and gardens. There are paddocks totalling approximately three acres in area and open views of the countryside to the rear.

ADDITIONAL INFORMATION Carpets, curtains and certain other extras may be available by separate negotiation.

VIEWING: For an appointment to view, please contact the Wakefield Office on 01924 361631

DIRECTIONS From Wakefield proceed along Doncaster Road (A638), keep on this road for approximately six miles. At the Ackworth roundabout take the second exit and continue along here for approximately 1.5. Miles, at the next roundabout take the first exit (A628 Barnsley Road). After approximately half a mile turn right onto Station Road and a little further on right again onto Rigg Lane.

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)

All measurements, walls, doors, windows, fittings and appliances, their sizes and locations are shown conventionally and are approximate only, and cannot be regarded as being a representation either by the Seller nor his agent.

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.

IMPORTANT NOTES When we were asked to place the property on the market, certain information was not verified. In particular none of the services or fittings and equipment have been tested and we are therefore unable to give warranties of any kind. (This is a standard statement on all our brochures due to the Property Misdescription's Act)

MAILING LIST Keep up to date with all our new properties. Let us know your price range, the area and type of home you require by registering on our mailing list.

MEASUREMENTS Please note that all measurements are for general guidance purposes only. Due to variations and tolerances in metric and imperial measurements, measurements contained in these particulars must not be relied upon. Purchasers must arrange for their own measurements to be taken if ordering carpets, curtains, furniture or other equipment.

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 - 9:00 am to 5:30 pm Saturday - 9:00 am - 4:00 pm Sunday - 11:00 am - 3:00 pm

Details printed 15/04/14

Energy Performance Certificate

Low Grange Farm Rigg Lane Dwelling type: Detached house East Hardwick Date of assessment: 26 July 2011 PONTEFRACT Date of certificate: 27 July 2011 West Yorkshire Reference number: 0580-2886-6936-9829-7031 Type of assessment: RdSAP, existing dwelling WF8 3EF Total floor area: 258 m² This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency

based on fuel costs and environmental impact based on carbon dioxide (CO2) emissions.

Energy Efficiency Rating Environmental Impact (CO2) Rating

Current Potential Current Potential

Very energy efficient - lower running costs Very environmentally friendly - lower CO2 emissions (92 plus) A (92 plus) A (81-91) B (81-91) B (69-80) C (69-80) C (55-68) D (55-68) D (39-54) E (39-54) E (21-38) F 35 (21-38) F (1-20) G (1-20) G 14 17

Not energy efficient - higher running costs 2 Not environmentally friendly - higher CO2 emissions EU Directive EU Directive England & Wales 2002/91/EC England & Wales 2002/91/EC The energy efficiency rating is a measure of the overall The environmental impact rating is a measure of a efficiency of a home. The higher the rating the more home's impact on the environment in terms of carbon

energy efficient the home is and the lower the fuel bills dioxide (CO2) emissions. The higher the rating the are likely to be. less impact it has on the environment.

Estimated energy use, carbon dioxide (CO2) emissions and fuel costs of this home

Current Potential Energy use 587 kWh/m² per year 560 kWh/m² per year Carbon dioxide emissions 27 tonnes per year 26 tonnes per year Lighting £146 per year £157 per year Heating £5895 per year £3052 per year Hot water £296 per year £132 per year

You could save up to £2997 per year The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and carbon emissions of one home with another. To enable this comparison the figures have been calculated using standardised running conditions (heating periods, room temperatures, etc.) that are the same for all homes, consequently they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice. The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs associated with service, maintenance or safety inspections. Always check the certificate date because fuel prices can change over time and energy saving recommendations will evolve.

Remember to look for the Energy Saving Trust Recommended logo when buying energy-efficient products. It’s a quick and easy way to identify the most energy-efficient products on the market. This EPC and recommendations report may be given to the Energy Saving Trust to provide you with information on improving your dwelling’s energy performance.

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