The Granary, Home Farm West Bretton | | WF4 4JT

The Granary Home Farm, West Bretton

Wakefield, WF4 4JT

A substantial traditional stone barn conversion in this high specification and exclusive development, situated in this fashionable and much sought after village of West Bretton.

This stunning conversion has an air source heating system, together with the latest levels of insulation and double glazing intended to create a highly efficient and characterful home. A central reception hall has a guest w.c. off and leads through into a sitting room that has French doors providing access onto the garden. There is a separate study and a large dual aspect kitchen/dining room that also has a separate utility room and boot room. On the first floor, there are two large bedrooms both with en suite facilities together with two further bedrooms both served by the house bathroom/w.c. The property has a well proportioned garden together with allocated parking spaces and a garage.

West Bretton is one of the most sought after villages in the area. The village is host to the Sculpture Park, which offers 500 acres of landscaped parkland surrounding the former Bretton Hall and houses ever changing exhibitions by the country's most prominent sculptors.

Junction 38 of the is only around one a mile away and Yorkshires major business centres are within easy reach with Leeds city centre less than 19 miles away, Sheffield city centre around 20 miles away and Wakefield city centre within 7 miles.

Viewing by appointment with the Agent

66 Northgate, Wakefield, WF1 3AP Tel: 01924 291294 Email: [email protected] www.richardkendall.co.uk

SPECIFICATION SUMMARY A detailed specification document is available for inspection in our Wakefield office. Please note that the developer reserves the right to alter this specification at any point in time.

FLOORS Polished oak flooring will be included in selected rooms, other rooms will be finished in Caspian limestone with the remainder finished ready to receive carpets.

WALLS Internal walls will be insulated, plastered and finished with colours from the Farrow and Ball range.

CEILINGS Insulated plastered ceilings with a paint finish.

WINDOWS The windows will have high performance double glazing with painted frames.

DOORS Internal doors will be of a flat plank design in micro natural oak with a clear finish of two coats of lacquer, tinted wax and beeswax finished ironmongery. External doors will be double glazed high performance units with a painted finish in a Farrow and Ball colour and beeswax finished lockable fasteners.

ARCHITRAVES AND SKIRTING Moulded and painted.

BATHROOMS The bathrooms will be fitted with high quality classic-contemporary style white and chrome suites.

HEATING All heating and hot water is provided by air source heat pumps. This provides a 'green' source of energy using modern technology which will have a significant impact on reducing household fuel bills. This technology uses an under floor heating system with individual room thermostats. There is also a whole house ventilation system with heat recovery which extracts stale air from the rooms and imports warmed fresh air from outside.

ACCOMMODATIO N CENTRAL RECEPTIO N HALL With a front entrance door, stairs to the first floor and connecting doors to the living room, guest w.c., study and kitchen. Flooring finished in Caspian limestone LIVING ROOM 17' 0" x 10' 2" (5.2m x 3.1m) With an attractive arched window to the front and French doors out to the garden together with a feature Charnwood wood burning stove finished in Almond. Oak flooring, two original beams and an exposed "Bretton Brick" feature wall. STUDY 9' 2" x 8' 2" (2.8m x 2.5m) With a window overlooking the garden and oak flooring. GUEST W.C. Flooring finished in Caspian limestone and fitted with a white and chrome suite comprising low suite w.c. and a vanity hand basin together with an electric towel warmer. DINING KITCHEN 19' 4" x 17' 4" (5.9m x 5.3m) Flooring finished in Caspian limestone. Fitted with a range of bespoke flat panel laminate kitchen units with handless units, soft close doors and drawers, LED lighting under the wall cupboards and Quartz worktops. Bosch integrated appliances include a single oven, a combi microwave, a dishwasher, an American style fridge freezer, an induction hob with a Luxair hood, a CDA wine cabinet and a Franke under mounted sink with an integrated "kettle" boiling water tap. Windows and exterior door to the garden and a useful understairs storage room. UTILITY ROOM Fitted with a range of cupboards to match the kitchen and flooring finished in Caspian limestone. BOO T ROOM Also housing the central heating manifold and with flooring finished in Caspian limestone. FIRST FLOOR LANDING An attractive area of circulation space featuring original beams to the ceiling and windows overlooking the courtyard. BEDROOM ONE 17' 0" x 15' 8" max (5.2m x 4.8m) With original beam and windows to both the front and rear and an en suite shower room/w.c. EN SUITE SHOWER ROOM/W.C. 6' 6" x 6' 2" (2m x 1.9m) White marble flooring and white marble tiled walls. Fitted with a three piece suite comprising quadrant shower cubicle, vanity wash basin set on a freestanding unit and a low suite w.c. Electric heated towel rail. Window overlooking the garden. BEDROOM TWO 17' 0" x 13' 9" (5.2m x 4.2m) With an original beam and a window overlooking the garden. EN SUITE BATHROOM/W.C. 9' 2" x 6' 10" (2.8m x 2.1m) Persian Perlato marble flooring and fully tiled Persian Perlato walls. Original beam to the ceiling and fitted with a three piece white and chrome suite comprising panelled bath with shower over and glazed screen, a vanity hand basin with freestanding unit and a low suite w.c. BEDROOM THREE 10' 5" x 8' 6" (3.2m x 2.6m) With an original beam to the ceiling and a window overlooking the garden. BEDROOM FOUR 11' 9" x 10' 5" (3.6m x 3.2m) With an original beam to the ceiling and a window overlooking the garden. HOUSE BATHROOM/W.C. Marble flooring and fully tiled off white wall tiling. Four piece white and chrome suite comprising double ended bath with shower mixer tap, separate quadrant shower cubicle, low suite w.c. and a wash basin standing on a freestanding unit. Original beam to the ceiling. OUTSIDE The property has a well proportioned garden together with three allocated parking spaces and a garage. VIEWINGS To view please contact our Wakefield office on 01924 291294 and they will be pleased to arrange a suitable appointment.

OTHER INFORMATION

IMPORTANT NOTE TO PURCHASERS We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact.

In all our property sales brochures there is a 6” measurement tolerance. Any prospective purchasers should take their own measurements to enable them to obtain exact details for the purpose of fitted carpets.

Please note that none of the appliances mentioned in our brochures i.e. gas boilers, heaters, cookers, refrigerators etc. have been checked or tested and cannot be guaranteed to be in working order.

If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller

FREE VALUATION If you are thinking of a move then take advantage of our FREE valuation service, telephone any of our five offices for a prompt and efficient service with the knowledge that RICHARD KENDALL has been selling houses for the people of Wakefield for over 45 years and now selling and renting houses in Pontefract. With FIVE local offices all working together to sell your home

MORTGAGES Did you know that we have our own specialist mortgage consultants who can provide you with independent advice and information regarding your house purchase and everything it entails, from budget planning to finding the best mortgage deal available to you*. Contact Vince Hickman on 01924 339572 or contact [email protected] or Sharon Dorsett on 01924 266555 [email protected], www.mortgagesolutionsofwakefield.co.uk *your home may be repossessed if you do not keep up repayments on your mortgage

MAILING LIST Make sure that you keep up to date with all new properties in your price range and the particular area you have in mind and register your requirements with our office. These will be mailed to you every week.

Also the Richard Kendall Estate Agent magazine is sent to all applicants on our mailing list FREE OF CHARGE

REMEMBER WE GUARANTEE PERSONAL SERVICE WITH QUALIFIED AND EXPERIENCED STAFF IN EACH OF OUR FIVE OFFICES

LAYOUT PLANS These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled. We cannot confirm the accuracy of the measurements or details of these floor plans. EPC RATING To view the full Energy Performance Certificate please call into one of our five local offices. DIRECTIO NS Leave the centre of Wakefield in a southerly direction along the A636 Road, after approximately 5.5 miles turn left at the roundabout onto A637 Road, after approximately 0.7 miles in the centre of the village the turning into Park Lane will be found on the right hand side, the development will then be found on the right hand side and can be identified by our for sale board.

WAKEFIELD PONTEFRACT HORBURY OSSETT NORMANTON 66 Northgate 15 Cornmarket 4 Cluntergate 5 Station Road 21 Market Place 01924 291294 01977 798844 01924 260022 01924 266555 01924 899870