High Street, Woolley, Wakefield, WF4 2JZ

A HOME THAT'S ANYTHING BUT ORDINARY...

SET WITHIN THE SOUGHT-AFTER VILLAGE OF WOOLLEY, POOH COTTAGE IS A TRULY INDIVIDUAL HOME OFFERING AN IMPRESSIVE COMBINATION OF CHARACTER, SPACE AND VERSATILE ACCOMMODATION TOGETHER WITH A BEAUTIFULLY LANDSCAPED SOUTH FACING GARDEN AND A DOUBLE GARAGE.

ARRANGED OVER TWO FLOORS, THE PROPERTY BLENDS A WEALTH OF ORIGINAL FEATURES WITH BEAUTIFULLY APPOINTED LIVING SPACES AND A SUPERB CONTEMPORARY KITCHEN/SITTING ROOM BEING THE TRUE HEART OF THE HOME.

THE ACCOMMODATION OFFERS FIVE BEDROOMS, FIVE RECEPTION SPACES AND THREE BATH/SHOWER FACILITIES, INCLUDING AN IMPRESSIVE PRIVATE BEDROOM ONE SUITE WITHIN THE EXTENSION.

VAULTED CEILINGS, EXPOSED BEAMS, FEATURE FIREPLACES, WOOD-BURNING STOVES, EXPOSED STONEWORK AND SOLID WOOD FINISHES ADD CHARACTER THROUGHOUT.

GROUND FLOOR Entrance Hall A hardwood entrance door opens into the welcoming main entrance hallway, featuring a stone flag floor, feature radiator, staircase rising to the first floor suite/bedroom one and useful understairs storage cupboard.

There is access to the downstairs WC, together with a hardwood door providing access through to the kitchen and a further glazed door giving access to the rear patio and garden.

Kitchen / Sitting Room The true heart of the home, this wonderful character space is naturally well lit and combines a beautiful vaulted ceiling within the oak garden room extension with an impressive open-plan layout.

The room incorporates a relaxed style sitting area with French doors opening onto the rear garden, together with a bespoke fitted kitchen finished with granite work surfaces and a comprehensive range of high-end appliances.

The granite worktop incorporates a dual sink unit, while the room also provides access to the snug and the dining room.

Snug A charming front-facing reception room featuring two double-glazed windows, a feature fireplace housing a wood-burning stove, exposed beam ceiling and radiator.

Double part glazed doors provide access through to the dining room.

Dining Room A versatile formal reception space positioned to the front of the property, with two windows, feature radiator, solid wood flooring and an exposed stone fireplace converted into a wine storage area.

The room connects back through to the kitchen, making it particularly well suited to both everyday dining and entertaining.

Utility Room A practical utility space with plumbing for an automatic washing machine, space for a tumble dryer, oak work surface, ladder-style cupboard and hanging rails, together with feature detailing.

Formal Lounge Accessed via four steps from the main entrance hallway, the formal lounge is a beautiful curved reception room with three sets of windows overlooking the house gardens.

The room features character radiators, a focal-point wood-burning stove set upon a stone flag, vaulted ceiling with exposed beams and feature lighting. There is also access through to the home office.

Home Office A wonderfully versatile reception space forming part of the property's five reception rooms.

Currently suited to home working, the room could alternatively be used as a family room, snug or occasional sixth bedroom.

There is a rear-facing window, radiator, solid wood flooring and access to the double garage. Downstairs WC Conveniently positioned off the entrance hallway and fitted with a WC and wash hand basin.

FIRST FLOOR A split-level staircase within the original part of the property leads to 4 bedrooms and house bathroom, with a further staircase providing access to the private Bedroom One suite.

The first-floor accommodation retains a wonderful sense of character, with exposed beams and vaulted ceilings.

Gallery Landing The split-level landing features a vaulted ceiling with exposed beams and a window overlooking the kitchen, creating an attractive open connection between the different parts of the house.

Bedroom Two A generous double bedroom featuring a striking vaulted ceiling with exposed beams, various double-glazed windows incorporating a window seat, and a feature stone fireplace with electric fire and access to the secondary en-suite facility.

Bedroom Two Ensuite The recently updated en-suite features a modern contemporary suite comprising wash hand basin, WC and step-in shower cubicle.

The room is finished with contemporary tiling, Victorian-style heated towel rail, inset spotlighting and extractor fan.

Bedroom Three A rear-facing bedroom with two double-glazed windows overlooking the house gardens.

The room features a vaulted ceiling with exposed beams and free standing oak wardrobes extending along one wall.

Please note, there is potential to connect the extension to the main part of the original house. Bedroom Four A front-facing bedroom with double-glazed window, exposed beam detailing and a radiator.

Office / Bedroom Five A versatile additional room currently identified as an office/Bedroom Five, providing further flexibility to the accommodation.

House Bathroom Recently updated and beautifully appointed, the house bathroom features a wash hand basin, low-flush WC and a half freestanding cast iron roll-top bath with shower over.

Further character comes from the Victorian-style heated towel rail, partially vaulted ceiling and Velux rooflight/lantern, while a storage cupboard and inset spotlighting complete the room.

BEDROOM ONE SUITE Accessed via its own staircase and opening onto a private mezzanine level, Bedroom One forms an impressive suite within the extension.

The mezzanine features a front-facing window, Velux window and inset spotlighting, creating an ideal reading area, together with an exposed feature stone wall.

Bedroom One The bedroom itself is a superb suite-style room with two front-facing windows and inset spotlighting.

From here, a walk-through dressing room provides ample storage space before leading through to the outstanding ensuite.

Walk-Through Dressing Room A dedicated dressing area providing excellent storage facilities for clothing, shoes and coats, creating a natural transition between the bedroom and ensuite.

Bedroom One Ensuite A spacious and luxurious ensuite featuring three Velux windows, a Sanitan bathroom suite with wash hand basin and low-flush WC, curved step-in shower cubicle and a freestanding cast iron roll-top bath with telephone-style tap.

There are two Victorian-style heated towel rails, solid wood flooring and an abundance of natural light from the roof windows.

EXTERNALLY The south-facing garden provides a beautifully private and well-landscaped outdoor space, framed by York stone walls and paving.

Enjoying sunlight throughout the day, the garden features carefully planted borders, a generous terrace ideal for outdoor dining and a lawned area providing a peaceful space to relax and enjoy the surroundings.

The garden offers a wonderful connection between the house and the outdoors.

The property further benefits from a substantial double garage measuring approximately 5.58m x 5.10m (18'4" x 16'9"), providing excellent secure storage and parking, together with the extensive and versatile internal accommodation which makes this a truly individual home.

If you would like to arrange to view, or have your property appraised please give us a call on our office number PLEASE NOTE: THESE BROCHURE DETAILS HAVE BEEN APPROVED BY THE SELLER.

TENURE: FREEHOLD COUNCIL TAX BANDING; We understand the council tax band to be G. (SOURCE: GOV.CO.UK) SERVICES Mains water. Mains gas. Mains electric. Mains drainage. Broadband.

POSTCODE DIRECTIONS WF4 2JZ DISCLAIMER 1. PROPERTY MISDESCRIPTION ACT 1967 & 1991: We endeavour to make the details and measurements as accurate as possible.

However, please take them as indicative only, made as a result of a visual inspection of the property and from information supplied by the vendor. 2. MEASUREMENTS are taken with an electronic device.

If you are ordering carpets or furniture, we would advise that the details are checked to your personal satisfaction by taking your own measurements upon viewing. 3.

No services, apparatus, equipment, fixtures or fittings have been tested by Mallinson and Co so we cannot verify that they are in working order or fit for purpose.

A Buyer is advised to obtain verification from their own Tradesperson, Surveyor or Solicitor. 4. References to the Tenure of a Property are based on information supplied by the Seller.

Mallinson & Co has not had sight of the title documents and has not checked the tenure or the boundaries with the Land registry. A Buyer is advised to obtain verification from their own Solicitor.

Mallinson and Co accept no responsibility for any errors or omissions. 5.

MONEY LAUNDERING: We may ask for further details regarding proof of your identification and proof of funds after receiving your offer on a property. Please provide these in order to reduce any delay.