east towards Barwick in . TO THE OUTSIDE In addition to the landscaped gardens there is a well kept Off the kitchen there is a boiler room, a coal room and oil walled garden with its own private gate and separate storage tank. access.

TWO LOOSE BOXES/GARDEN STORE To the front there is a sweeping gravelled driveway with in 28' 7" x 9' 2" (8.71m x 2.79m) overall and out access which provides parking for several vehicles with feature central oak tree, deep borders with sh rubs and DOUBLE GARAGE bushes, lawned verge interspersed by established trees. 23' 6" x 18' 3" (7.16m x 5.56m) Electric up and over door, light and power. Personal side WORKSHOP AREA door. 31' 10" x 14' 5" (9.7m x 4.39m) With an :- GARDENS ATTACHED STORE ROOM 12' 4" x 12' 1" (3.76m x 3.68m)

COUNCIL TAX Band G (from internet enquiry).

GENERAL

Room measurements in these particulars are only approximations and are taken to the widest point.

None of the services fittings or equipment referred to in these particulars have been tested and we are therefore unable to comment as to their condition or suitability. Any intending purchasers should satisfy themselves through their own enquiries. Aberford ~ The Garden House, Becca Park, LS25 3BQ Please note : Only the fixtures and fittings specifically mentioned in these particulars are included in the sale of the property. A charming three bedroom detached  Offered on the open market for the first time Photographs depict only certain parts of the property. It should in 40 years not be assumed that the contents/furnishings, furniture etc country cottage with delightful photographed are included in the sale. landscaped south facing gardens,  Three reception rooms and sun lounge VIEWING together with separate walled garden.  Three double bedrooms and two bathrooms By appointment with the Chartered Surveyors Renton & Parr at  their offices, Market Place, . Telephone (01937) 582731 Located within Becca Park a short Double garage and former stable block distance from the neighbouring villages  Walled garden and outbuildings of Aberford and Barwick in Elmet.  A unique semi-rural setting within easy reach Garden house stands amidst extensive landscaped gardens of Centre and motorway networks beautifully maintained with shaped lawns and well - stocked borders with a variety of bushes and shrubs and herbaceous rockery and water feature, flagged patio, paths surround the property. There is also a garden well and a £750,000 OFFERS OVER FOR THE FREEHOLD variety of established trees, hawthorn and beech hedging and spectacular long distance views to the south and south

MISREPRESENTATION AC T

Renton & Parr Ltd for themselves and for the Vendors or lessors of this property whose agents they give notice that :-

1. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract.

2. All descriptions, dimensions, references to condition and necessary permission for use and occupation, and other details are given in good faith and are believed to be correct but any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.

3. No person in the employment of Renton & Parr Ltd has any authority to make or give any representation or warranty whatever in relation to this property. ABERFORD space for chest freezer, plumbed for automatic washing SUN LOUNGE There is also a substantial walled garden with separate machine, side door to outhouses. 15' 6" x 8' 10" (4.72m x 2.69m) Aberford is an attractive rural village with a wide range of access and attached outbuildings, itself extending to a Windows to three sides includin g patio door to rear garden amenities, which include a primary school, and regular bus further 0.85 of an acre. FIRST FLOOR with superb vista beyond. Ceramic tiled floor. services. It is approximately 1 mile from the A1, A64 and A1/M1 link road. Also within easy car commuting distance Turned staircase with half landing. Wrought iron of Leeds and York. The village has many buildings of balustrade, radiator, double gla zed window . interest including St Ricarius Church, The Almshouses, Becca Hall and Hall and is surrounded by BEDROOM ONE ancient wood and parkland. Many miles of foot and bridle 21' 2" x 13' 8" (6.45m x 4.17m) overall paths cross the village at the centre of which is an With double glazed aspect windows overlooking garden interesting stone bridge spanning . The national and countryside beyond. Range of fitted wardrobes to one trunk road network is accessible from the nearby A1 and wall with matching range of drawers and bedside cabinets, M62, A1/M1 link road. Main line rail connections are dressing table with mirror above. Walk-in eaves storage available at (4 miles) and Leeds/ Airport cupboard, double radiator. is within easy reach by car in approximately 40 minutes. Comprehensive shopping and sports facilities are all within a 20 minutes drive. These include several golf courses a swimming pool, squash and cricket clubs. The village supports its own Bowling and Tennis Clubs and has its The setting is idyllic with open views to the front over own Association Football Team. undulating farmland towards Barwick in Elmet in the DINING ROOM distance. 14' x 9' 8" (4.27m x 2.95m) Double glazed aspect window DIRECTIONS to rear, enriched ceiling cornice, two wall light points, Ideal The property can be approached from two directions. The The property benefits from oil fired central heating and Standard mini convector heater, serving hatch. preferred approach would be off the A64. Approximately selective replacement UPVC double glazed windows and in 200 yards after leaving the A1 joining the A64 toward further detail giving approximate room sizes comprises :- SITTING ROOM Leeds turn left into the private lane by the side of Becca 11' 6" x 10' 10" (3.51m x 3.3m) Lodge just before the bus stop. Follow the lane bearing ENTRANCE PORCH Double glazed patio door overlooking rear garden. right at the fork signposted farm buildings and cottages. With tiled floor and mat well, glazed inner door leading Fireplace with open fire and marble hearth, two arched Right again, by Becca Hall towards the farm and The to:- display niches, radiator. Garden House is situated on the left hand side identified by BEDROOM TWO KITCHEN the agents for sale board. RECEPTION HALL 14' 7" x 9' 2" (4.44m x 2.79m) plus door recess 13' 10" x 10' (4.22m x 3.05m) Radiator, additional Creda storage heater, ceiling cornice, Fitted wardrobes, matching dressing table and drawers, Well-fitted with range of oak fronted wall and base units four wall light points, turned staircase to first floor. radiator, double glazed aspect window to rear. including cupboards and drawers, display shelving, tiled worktops and surrounds, one and a half bowl sink unit CLOAKROOM BEDROOM THREE with mixer taps, Panasonic microwave, oil fired AGa and Low flush w.c., wash hand basin, radiator. Access to 11' 4" x 11' 2" (3.45m x 3.4m) tiled recess, double glazed aspect window to rear, further understairs store room with light and shelving. Double glazed aspect window, radiator, loft access. window to side with window seat, shelved pantry. LOUNGE BATHROOM 16' 3" x 14' 6" (4.95m x 4.42m) 11' 8" x 6' 10" (3.56m x 2.08m) Marble fireplace and inset with wooden surround, open Originally intended as a fourth bedroom now fitted with a fire, decorative ceiling cornice, radiator, double glazed side three piece coloured suite comprising panelled bath, low window and patio door to :- flush w.c., vanity wash basin and cupboards under. Part tiled walls, radiator, double glazed window, heated towel rail.

THE PROPERTY BATHROOM TWO A rare opportunity to purchase a deceptively spacious and 13' 4" x 8' 6" (4.06m x 2.59m) overll individual detached house offered on the open market for A four piece coloured suite comprising panelled bath, the first time in 40 years. Significantly extended by the last bidet, low flush w.c., vanity wash basin, airing cupboard occupants to create a well-proportioned property of over with insulated tank, chrome heated towel rail, radiator. 2100 sq ft. Now providing scope for cosmetic modernisation and further extension, subject to planning. SEPARATE SHOWER ROOM The property enjoys fabulous landscaped south facing UTILITY ROOM Three quarter tiled walls, shower cubicle, chrome fittings, gardens of approximately 1.2 acres in size with double 12' x 7' 10" (3.66m x 2.39m) overall radiator. garage and former stable block. Sink unit with cupboards under, range of wall cupboards,