Rob Royd Farm Beestonley Lane Stainland HX4 9PS

£600,000

Professionalism with Independence

12 Victoria Road, , HX5 0PU t: 01422 374811 SUPERB DEVELOPMENT OPPORTUNITY A once in a lifetime opportunity has arisen to purchase a very spacious property set in idyllic surroundings. Rob Royd Farm which is Grade II listed comprises a former farm with a range of buildings comprising farmhouse, attached cottage, attached barn, attached stables and outbuildings which are all set in approximately 10 acres. Stainland is a very popular rural locality and is a short drive from the making the industrial and commercial centres of West and East Lancashire within commuting distance. The property currently requires extensive renovation improvements and rebuilding and offers a variety of options in terms of redevelopment. A full viewing of this property is highly recommended in order to appreciate the property's superb rural location, 360 degree rural views and the tranquillity this brings with it.

The accommodation briefly Building Measurement 4.50m x 4.04m (14'9" x 13'3") THE FARMHOUSE: OUTSIDE: GROUND FLOOR: There is independent vehicular access Entrance Lobby and Rob Royd Farm is set in 10 acres of grazing land. Kitchen 3.56m x 4.32m (11'8" x 14'2") WARNING TO POTENTIAL BUYERS: Buyers should be aware that viewing is Lounge strictly on an accompanied basis and for 5.56m x 6.02m (18'3" x 19'9") safety purposes no internal access FIRST FLOOR: whatsoever will be provided to the barn or former stables. Landing SERVICES: Bedroom 1 Mains electricity is connected and mains 3.51m x 4.34m (11'6" x 14'3") gas is located on site. Mains water and Bedroom 2 sewage are available in Beestonley Lane. 2.82m x 5.56m (9'3" x 18'3") Bedroom 3 4.57m x 3.25m (15'0" x 10'8") ATTACHED COTTAGE: Building Measurement 5.64m x 4.50m overall (18'6" x 14'9" overall) Entrance Lobby Living Room Bedroom ATTACHED BARN: Building Measurement 9.14m approx. x 5.64m (30'0" approx. x 18'6") ATTACHED STABLES: Contact the agents. MORTGAGES: Bramleys offer a no obligation Mortgage Advisory Service for the benefit of both purchasers and vendors. In association with Bramleys Financial Consultants Ltd, Bill is able to search the mortgage market to identify a suitable tailor-made mortgage, best suited to your needs. For further details contact Bill Keighley on 01484 530361. Written quotations available on request. All loans subject to status. A life assurance policy may be required. YOUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT. RELATED SALE DISCOUNT: Bramleys will offer a 10% discount off our commission fees to any client purchasing a property through Bramleys who then instructs Bramleys in the sale of their own property. ON-LINE CONVEYANCING Available through Bramleys in conjunction with leading local firms of solicitors. No sale no legal fee guarantee (except for the cost of searches on a purchase) and so much more efficient. Ask a member of staff for details. DIRECTIONS: Leave our Elland office up Victoria Road bearing right on the bend and continuing into Long Wall. At the junction bear left COUNCIL TAX BAND: into Saddleworth Road and proceed E down to the traffic lights in West Vale. BOUNDARIES & OWNERSHIPS: Continue straight through the traffic lights The boundaries and ownerships have not into the continuation of Saddleworth been checked on the title deeds for any Road for approximately 3 miles. After discrepancies or rights of way. All passing through and The prospective purchasers should make their Branch Inn on the left hand side, turn left own enquiries before proceeding to onto Branch Road continuing to its exchange of contracts. conclusion. Here turn left onto VIEWING: CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008 Bramleys, 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 take their own measurements if ordering carpets, curtains or other equipment. 2. None of the mains 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 insitu 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

14 St Georges Square, HD1 1JF 27 Westgate, WF16 0HE t: 01484 530361 f: 01484 432318 t: 01924 412644 f: 01924 411020 e: [email protected] www.bramleys.com e: [email protected]

1 & 3 George Square, Halifax HX1 1HF 12 Victoria Road, Elland, Halifax HX5 0PU 110 Huddersfield Road, WF14 9AF t: 01422 260000 f: 01422 260010 t: 01422 374811 f: 01422 378762 t: 01924 495334 f: 01924 499193 e: [email protected] e: [email protected] e: [email protected]