BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

1 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

PROPERTY TITLE PLAN

2 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

3 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

PROPERTY DESCRIPTION

BROOK HOUSE IS AN EXCEPTIONAL CHARACTER PROPERTY LOCATED IN A PEACEFUL HAMLET ENJOYING SOME LOVELY VIEWS OVER SURROUNDING COUNYTRYSIDE AND YET JUST A SHORT DRIVE FROM JUNCTION 23 OF THE M62 GIVING ACCESS ACROSS THE INTO LANCASHIRE. This detached property has been beautifully maintained with quality fixtures and fittings throughout. There is a gas central heating system, sealed unit double glazing, security alarm and briefly comprising to the ground floor reception hall, downstairs w.c., living room, dining room, sitting room, dining kitchen and utility room no. 1. First floor landing which leads out onto a large balcony. There are five double bedrooms, two of which are en-suite with the master having quality fitted furniture and luxury en- suite wet room and there is also a family bathroom. Externally there is a stone pillared entrance, off road parking for several cars, double garage, second externally

accessed utility room, stable block with two stables and tack room, adjoining land at

approximately 1 acre ideal for dog walking and with Black Brook at the foot of the

rear garden. EPC rating D.

4 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

THE ACCOMMODATION COMPRISES GROUND FLOOR A hardwood and leaded and stained glass door opens into the reception hall.

RECEPTION HALL 15'6'' X 13'3'' (4.72m X 4.04m) This spacious, characterful and welcoming reception area has stone mullioned sealed unit double glazed windows with window seat beneath. There is a column radiator, travertine tiled floor, beamed ceiling, stone fireplace together with fitted cupboards to the left hand side of the chimney breast. There is cloaks cupboard, door giving access to downstairs w.c., beamed ceiling, ceiling light point and a spindled staircase rising to the first floor. From the hallway access can be gained to the following:-

DOWNSTAIRS W.C. With travertine tiled floor, inset ceiling downlighters, extractor fan, chrome heated towel rail, incorporating column radiator and fitted with a suite comprising oval hand wash basin mounted on a vanity unit with two sliding drawers, travertine tiled splashback, chrome monobloc tap and low flush w.c.

LIVING ROOM 18'7'' X 14'8'' (5.66m X 4.47m) A comfortable reception room with mullioned sealed unit double glazed windows which look out across the garden and countryside beyond. There is a beamed ceiling with two ceiling light points, three wall light points, column central heating radiator and as the main focal point of the room there is a feature stone fireplace which is home to a coal effect gas stove which rests on a bevelled edge stone hearth.

5 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

DINING ROOM

16'5'' X 13'9'' (5.00m X 4.19m) This is situated between the living room and dining kitchen and has mullioned sealed unit double glazed windows together with timber and sealed unit double glazed French doors which enjoy a similar aspect to that of the living room. There is a beamed ceiling with ceiling light point, three wall light points and two column radiators. As well as giving access to the living room from the dining room there are doors leading to the reception hallway and dining kitchen.

SITTING ROOM 18'6'' X 14'3'' (5.64m X 4.34m) With dual aspect mullioned sealed unit double glazed windows with the windows to the front elevation having a window seat beneath. There are two column radiators, beamed ceiling with ceiling light point, travertine tiled floor with underfloor heating and as the main focal point of the room there is an impressive stone fireplace which is home to a multi fuel stove resting on a raised stone hearth.

6 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

DINING KITCHEN 18'10'' X 14'3'' (5.74m X 4.34m) Once again as the dimensions indicate this is another spacious and well-proportioned room which has dual aspect sealed unit double glazed mullioned windows which provide plenty of natural light. There are inset ceiling downlighters with beamed ceiling, natural herringbone stone tiled floor with underfloor heating, column central heating radiator, hardwood stable door leading out to the rear and having an extensive range of hand painted distressed base and wall cupboards, drawers and complemented by granite worktops with travertine tiled splashbacks. There are glazed display cupboards with glass shelving and downlighters, inset one and half bowl single drainer sink with antique style mixer tap, wine rack, five ring Bosch gas how with extractor hood and downlighters over, Neff electric oven and Neff combination oven, two integrated fridges, integrated freezer, integrated dishwasher, island unit and concealed lighting beneath the wall cupboards.

UTILITY ROOM NO. 1

14'9'' X 6'8'' (4.50m X 2.03m) This is accessed off the reception hall and has mullioned sealed unit double glazed windows, two ceiling light points, central heating radiator, travertine tiled floor and fitted with a range of matt cream shaker style base and wall cupboards with contrasting timber effect worktops with travertine tiled splashbacks, inset one and half bowl single drainer sink with chrome mixer tap, concealed lighting beneath the wall cupboards, space for under counter fridge and freezer and with plumbing for automatic washing machine.

7 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

FIRST FLOOR

LANDING With three ceiling light points, three central heating radiators and with a timber and sealed unit double glazed door opening onto a timber decked balcony which looks over the property's garden and surrounding countryside beyond. From the landing access can be gained to the following rooms:-

BEDROOM ONE

17'2'' X 13'4'' (5.23m X 4.06m) (Measured wardrobes to wardrobes) This wonderful double room has mullioned sealed unit double glazed windows to both front and rear elevations. There are numerous inset LED downlighters, central heating radiator and having an extensive range of fitted furniture including part mirror fronted wardrobes, cupboards, drawers, dressing table with drawers beneath and bedside tables. To one side a door gives access to a stylish modern recently re-fitted luxury en-suite shower room.

8 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

ENSUITE 8'5'' X 10' (2.57m X 3.05m) With inset LED downlighters, extractor fan, majority tiled walls, tiled floor with underfloor heating, large chrome ladder style heated towel rail, further heated towel rail incorporating column style radiator and fitted with a suite comprising wall hung vanity unit incorporating two hand wash basins each having a chrome monobloc tap and with LED downlighters beneath, low flush w.c., with concealed cistern and walk in wet area with glazed side panel and having a Grohe shower fitting incorporating fixed ceiling rose and separate handspray. To the side elevation there is a mullioned frosted sealed unit double glazed window.

BEDROOM TWO 12' X 9'10'' (3.66m X 3.00m )

A double room with mullioned sealed unit double glazed windows looking out to the front and once again enjoying views over surrounding countryside. There is a ceiling light point, central heating radiator and to one side a door gives access to a en-suite shower room.

9 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

ENSUITE SHOWER ROOM

9'2'' X 5' (2.79m X 1.52m) With mullioned frosted sealed unit double glazed windows, inset ceiling spotlights, extractor fan, tiled walls to dado height, shaver socket, central heating radiator and fitted with a suite comprising pedestal wash basin, low flush w.c., and large tiled shower cubicle with bi-fold door and chrome shower fitting.

BEDROOM THREE 14'5'' X 9'4'' (4.39m X 2.84m) A double room situated adjacent to bedroom two and enjoying a similar aspect through mullioned sealed unit double glazed windows. There is a ceiling light point and central heating radiator.

BEDROOM FOUR 14'3'' X 12' (4.34m X 3.66m) A double room with dual aspect sealed unit double glazed mullioned windows. This room is open to the rafters and has a pitched ceiling with high level mullioned sealed unit double glazed window, ceiling light point, two wall light points, stone chimney breast and central heating radiator.

BEDROOM FIVE

14' X 14'5'' (4.27m X 4.39m) Another good sized double room and as with bedroom four this is open to the rafters and has a high level mullioned sealed unit double glazed window and further dual aspect windows all of which provide the room with plenty if natural light. There are two central heating radiators, two wall light points, stone fireplace and twin louvre door cupboard which also houses the central heating boiler.

DRESSING ROOM 10' X 4'7'' (3.05m X 1.40m) With mono pitched beamed ceiling with ceiling light point, frosted sealed unit double glazed window, central heating radiator and having fitted shelving.

10 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

FAMILY BATHROOM 9'8'' X 6'3'' (2.95m X 1.91m) With mullioned frosted sealed unit double glazed windows, inset ceiling spotlights, extractor fan, tiled walls to dado height, shaver socket, central heating radiator and fitted with a suite comprising timber panelled bath with mixer tap incorporating handspray, pedestal wash basin, low flush w.c., and tiled shower cubicle with chrome shower fitting.

OUTSIDE

11 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

BALCONY

PARKING The property is approached through stone gateposts each mounted with a lantern which opens onto a part cobbled, tarmac and block paved driveway. There is a parking bay for three cars, below this there is a further parking bay for two to three cars. The driveway continues across a small bridge with Black Brook running beneath and the driveway continues across the front of the house where there is even more parking and ultimately leading to a double garage.

DOUBLE GARAGE 20'9'' X 18'2'' (6.32m X 5.54m) With an electric sectional door, numerous power points, light and cold water tap.

GARDENS These are located predominantly to the rear of the property and are approached through twin timber hand gates onto a stone flagged patio which extends across the rear of the property together with a lawned garden and boarded by a dry stone wall which looks over the brook and there is approximately 1 acre of sloping land beyond which belongs to the property. Immediately outside the back door to the kitchen there is a lovely oak framed open porch with stone slate roof, fitted seating area and wood store. From the garden at the rear there are steps by the second utility room that give access to the roof of the garage which has a wrought iron balustrade around it, creating a second balcony.

12 BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

UTILITY ROOM NO. 2 10'9'' X 8'10'' (3.28m X 2.69m) With hardwood door, sealed unit double glazed windows, ceiling light point, tiled floor and having a range of matt grey shaker style cupboards with contrasting worktops and travertine tiled splashbacks, inset single drainer sink with brushed stainless steel monobloc tap, plumbing for automatic washing machine and a cupboard housing a second gas fired central boiler.

STABLE BLOCK This is approached from the rear garden across Black Brook via a timber bridge. The stable block comprises two stables each measuring 11'5 x 11'7''. There is water laid on and power and light. There is also a tack room which is 11' 7'' x 6'3'' with power, light and water. Beyond the stable block there is an area of sloping land which belongs to the property. This has been utilised by the current owners for dog walking.

ADDITIONAL DETAILS

CENTRAL HEATING

The property has a gas central heating system with some underfloor heating.

DOUBLE GLAZING The property has sealed unit double glazing.

ALARM

The property is fitted with a security alarm.

VIEWING: For an appointment to view, please contact the Ripponden Office on 01422 417000

DIRECTIONS

From junction 24 of the continue to the roundabout by The Cedar Court Hotel and take the first exit onto Lindley Moor Road. On reaching junction 23 of the M62 take the third exit signposted Outlane, then on reaching the red telephone box bear right onto Road and after a short distance bear left onto Forest Hill Road passing the New Inn Public House. Just after passing the Dog and Partridge Public House continue straight ahead at the crossroads then immediately before the next junction turn left onto Berry Mill Lane and continue for just over half a mile keeping right at all times where Brook House will be found at the first property on the left hand side.

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) 13

BROOK HOUSE, BERRY MILL LANE, SCAMMONDEN, HUDDERSFIELD

COPYRIGHT Unauthorised reproduction prohibited.

FLOOR PLANS Sketch Plan for illustrative purposes only.

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. Copyright: Drawing by Simon Blyth Estate Agents. Unauthorised reproduction prohibited

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.

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 independent 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..

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MAIN CONTACTS T: +44 (0)1422 417000 E: [email protected] W: www.simonblyth.co.uk A: 240 Halifax Road, Ripponden, HX6 4BG

OFFICE OPENING TIME 7 DAYS A WEEK Monday to Friday - 9:00 to 17:30 Saturday - 9:00 to 16:00 Sunday - 11:00 to 14:00

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