Quarry Hill, Sowerby Bridge, West Yorkshire, HX6 3BQ

GUIDE PRICE £475,000- £500,000 Reeds Rains are delighted to offer for sale this substantial stone built detached family home which offers a blend of modern fixture and fitting and period character.

The property has the benefit of a gated driveway, a good sized garage with a utility area and a workshop, plus a garden and patio area along with countryside views.

The accommodation comprises of: Entrance porch, entrance hall, lounge, dining room, breakfast kitchen, snug, sunroom and cloakroom to the ground floor.

To the first floor there are three double bedrooms, the house bathroom and a separate shower room.

On the second floor there is a further double bedroom, a sitting room / occasional bedroom and a shower room.

The property is handily placed for easy access to the local amenities of Sowerby Bridge and transport links by both road and rail.

Calderdale Council Council Tax Band D EPC Rating D IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS: We endeavour to make our 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.

The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given.

All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed.

If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view.

POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller.

POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details.

A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions.

Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

HAL250603/2 Porch   accessed via a solid oak door and having a tiled floor and stained glass windows.

Entrance Hall   With a stair case rising to the first floor landing and giving access to the ground floor accommodation Lounge   6.4m x 4.5m (21' 0" x 14' 9") A spacious lounge with large windows to the front and side and the central feature of a fireplace with a wooden surround and an inset wood burning stove fire.

There is also decorative coving and a ceiling rose.

Dining Room   4.57m x 4.52m (15' 0" x 14' 10") Second spacious reception room with large windows to the front and side, Fireplace with a wooden surround and living flame gas fire.

Ceiling rose Breakfast Kitchen   4.8m x 3.63m (15' 9" x 11' 11") A modern fitted kitchen providing wall and base level units, complementary work surfaces with an inset 1 1/2 sink and drainer unit and there is also a matching central breakfast island.

Appliances include a double oven, induction hob and plumbing for a dishwasher. There is also a log burning stove and spot lighting to the ceiling.

Additionally there is also a second staircase leading to the first floor. Sun Room   3.4m x 1.24m (11' 2" x 4' 1") With windows giving views over Sowerby Bridge toward Wainhouse tower.

Snug   4.5m x 2.7m (14' 9" x 8' 10") With a window Cloakroom   WC and wash basin Garage with Utility Area & Workshop   6.22m x 4.9m (20' 5" x 16' 1") With an electric door to the front and further access door to the front.

There is also an electric charging point. Internally there is a utility area with plumbing for a washing machine, space for a tumble dryer and a workshop area.

Cellar   11.58m x 2.82m (38' 0" x 9' 3") Excellent storage space First Floor   A spacious landing with a window to the front Bedroom One   4.62m x 4.52m (15' 2" x 14' 10") A large double bedroom with a window giving country side view.

Fitted cupboard, a fireplace surround and both a ceiling light point and spot lighting.

Bedroom Two   4.5m x 4.5m (14' 9" x 14' 9") Double bedroom with a fireplace and surround and a window Bedroom Three   4.57m x 4.1m (15' 0" x 13' 5") Double bedroom with a fireplace and surround, large fitted wardrobes and a window Office   4.55m x 3.66m (14' 11" x 12' 0") With fitted wardrobes, a window to the side and a door opening to a staircase leading to the second floor House Bathroom   A three piece bathroom suite of a panelled bath with a handheld shower attachment, WC and a wash basin.

A large window and a smaller window and a tiled wall. Shower Room   A shower with a rainfall shower head and a separate shower head, wash basin and a WC.

Mosaic & plain wall tiling, a tall towel radiator, window, extractor fan and a window,.

Second Floor   Sitting Room / Occassional Bedroom   4.57m x 3.77m (15' 0" x 12' 4") A versatile space which could be used as an occasional bedroom or further sitting room.

Bedroom Four   4.55m x 3.84m (14' 11" x 12' 7") Double bedroom with a window and a skylight ceiling window. Shower Room   Walking in shower, WC and a wash basin.

Outside   Electric gated open to the driveway to the front and leads to the garage.

There is a covered patio which can also provide further parking and steps lead down to a lawned garden with a patio area, a wood store and a garden shed Agents Notes   To be able to purchase a property in the United Kingdom all agents have a legal requirement to conduct Identity checks on all customers involved in the transaction to fulfil their obligations under Anti Money Laundering regulations.

We outsource this check to a third party and a charge will apply. Ask the branch for further details. A previous survey referenced possible Japanese knotweed within the vicinity/property grounds.

Buyers are advised to make their own enquiries.