Westgate, Almondbury, Huddersfield, HD5

Sat on an extremely generous size plot and having an abundance of character is this three bedroom grade II listed cottage with an adjoining two bedroom annexe with fantastic far reaching views. The main house briefly comprises of a welcoming entrance hallway, impressive dining kitchen, garden room, characterful living room, ground floor bathroom, three beautifully presented bedrooms with exposed beams and a stylish wet room. The spacious annexe comprises of a modern kitchen, ground floor cloak room/W.C, light and airy lounge diner, ground floor bedroom two or home office/dining room, first floor double bedroom flooded with natural light and an attractive bathroom. Outside has two large patios, a large well maintained lawn, extra land with fantastic views and on street parking. Almondbury village centre is a short walk away, benefits from local amenities including shops, restaurants, cafes, boutiques, pharmacy, doctor's surgery, well regarded schools, countryside walks and great transport links to neighbouring towns and villages.

**MUST BE VIEWED TO APPRECIATE THE GENEROUS SIZE PLOT** THIS EXTREMELY CHARACTERFUL GRADE 2 LISTED THREE BEDROOM COTTAGE HAS MULTIPLE LIVING SPACES, A GOOD SIZE TWO BEDROOM ANNEXE, BEAUTIFULLY MAINTAINED GARDENS WITH LAND AND FANTASTIC COUNTRYSIDE VIEWS, ON STREET PARKING AND SITS ON THE EDGE OF ALMONDBURY VILLAGE.FREEHOLD / COUNCIL TAX BAND: D / ENERGY RATING: EXEMPT

MAIN HOUSE

ENTRANCE HALLWAY

You enter the property through a timber door into this welcoming entrance hallway with space to remove and store outdoor clothing. A quarter landing, timber staircase ascends to the first floor and there is wood flooring underfoot. Doors lead to the living room, dining kitchen and bathroom.

DINING KITCHEN

Perfect for entertaining is this impressive dining kitchen which is fitted with white gloss wall and base units, contrasting work surfaces with matching upstands and an inset stainless steel sink and drainer with mixer tap over. Integrated appliances include an electric oven, microwave, fridge freezer and dishwasher. An island provides storage and seating for informal dining and a five ring induction hob. There is ample space for a large dining table and chairs and sofa if required. There are dual aspect windows with deep sills, exposed beams, spotlighting and vinyl click flooring completes the room. A door leads to the entrance hallway and steps ascend to the garden room.

PLAYROOM / SNUG / GARDEN ROOM

This multifunctional room is currently used as a playroom but could also make the perfect snug, home office or garden room. Wood flooring flows underfoot, a bank of windows with patio doors which open to the garden flood the room with natural light and beams adorn the ceiling. A door leads through to a storage room which houses the boiler, has plumbing for a washing machine and steps descend to the dining kitchen.

LIVING ROOM

This spacious reception sits to the rear of the property and has two windows overlooking the garden and far reaching views beyond. A stone hearth provides a base for a wood burning stove and a focal point to the room alongside attractive timber beams to the ceiling. There is plenty of space for a range of furniture, wood flooring flows underfoot and a door leads to the entrance hall.

GROUND FLOOR BATHROOM

Located on the ground floor and comprising of a white three piece suite including a bath with shower over and glass screen, inset hand wash basin with mixer tap and a low level W.C. The bathroom is partially tiled, has a front facing obscure glazed window and a door which leads to the entrance hall.

FIRST FLOOR LANDING

A timber quarter landing staircase gives access to a glazed door that opens to a rear patio and stairs ascend to the first floor landing which has exposed beams, a velux window space for freestanding furniture and doors open to three bedrooms and a wet room.

BEDROOM ONE

Positioned to the front of the property with a view of the street scene below is this beautifully decorated double bedroom which has a bank of fitted wardrobes, space for freestanding furniture, wonderful exposed beams and a door leads to the landing.

EN SUITE BATHROOM

Accessed through a secret door in bedroom one is this contemporary bathroom which is partially tiled and neatly tucked into the eaves. Comprising of a bath with shower over and glass screen, low level W.C and wall hung vanity hand wash basin with mixer tap. There is space for storage units, a chrome towel radiator, a velux window and side obscure window. Complimentary tile flooring flows underfoot and the room has lovely exposed beams to the ceiling.

BEDROOM TWO

This elegant and well proportioned double bedroom has exposed ceiling beams, built in wardrobes, space for other bedroom items and a door leads to the landing.

BEDROOM THREE

Another lovely double bedroom with exposed beams located at the front of the property with space for bedroom furniture and a door leads to the landing.

WET ROOM

This stylish wet room is tucked in the eaves, partially tiled with complimentary floor tile and comprises of a waterfall shower with glass screen, low level W.C, a hand wash basin with mixer tap sat on a vanity unit and a chrome towel radiator. There is space for freestanding storage, exposed beams and a velux window to the ceiling. A door leads to the landing.

ANNEXE

KITCHEN

You enter the property through a timber stable door into the kitchen which has a bank of windows giving lovely views of the courtyard outside. Fitted with a range of cream wall and base units, composite sink and drainer with mixer tap over and integrated appliances such as an electric oven, four ring gas hob with extractor over, fridge freezer and plumbing for a washing machine. There is vinyl tile underfoot and spotlighting to the ceiling. A door opens to the ground floor cloakroom and an opening leads through to the inner hallway.

GROUND FLOOR CLOAKROOM

Accessed from the kitchen is a storage cupboard with shelving ideal for household items and a low level W.C with wall hung hand wash basin.** Please note - Access to the main house could be made from this room **

INNER HALL

An opening from the kitchen leads to the inner hallway, doors open to the lounge diner, bedroom two/formal dining room and stairs with a timber balustrade ascend to the first floor landing.

LOUNGE DINER

Flooded with natural light through the bank of windows and two sets of patio doors is this excellent sized lounge diner which opens to the pebbled patio bringing the outdoors in and has ample space for living and dining room furniture alike. A door opens back through to the inner hall.

BEDROOM TWO / DINING ROOM

Currently used as a dining room but could make a double bedroom or home office if desired. A window to the rear gives views down the garden and doors lead through to a useful storage cupboard and back through to the inner hall.

FIRST FLOOR LANDING

Stairs with a timber balustrade ascend to the first floor landing which has a handy storage cupboard ideal for towels, bed linen and doors open to bedroom one and the bathroom.

BEDROOM ONE

Nestled in the eaves with a copious amount of fitted storage is this bright and beautifully presented double bedroom which has space for freestanding furniture, a side window and three velux windows providing countryside views. A door opens to the landing.

BATHROOM

This attractive bathroom is fitted with a three piece white suite, including a bath with shower over and glass screen, pedestal hand wash basin with mixer tap and low level W.C. The room is partially tiled with complimentary vinyl flooring underfoot and an obscure glazed window. A door opens to the landing.

REAR GARDENS AND LAND

Accessed through a timber gate at the side of the property and from both the main house and the annexe is this extremely generous garden with a range of spaces to enjoy. The main house has access to a large patio with space for a timber outbuilding and ample room for outdoor garden furniture. The patio leads to another patio laid with gravel and again has space to dine out and for family barbeques. Stone steps lead to the fantastic sized and well maintained lawn which adjoins fields, an area of land and provides wonderful views over the Woodsome Valley.The land adjoining the garden area is a 2 acre paddock and stables which could be rented long term if required.** PLEASE NOTE - The land outline is a rough guide - Please speak to the agent.

EXTERNAL FRONT

To the front of the property is a decorative shale garden area with space for pots and planters.The property has on street parking.

*MATERIAL INFORMATION

TENURE: FREEHOLDADDITIONAL PROPERTY COSTS:COUNCIL AND COUNCIL TAX BAND TAX: KIRKLEES COUNCIL - BAND DPROPERTY CONSTRUCTION:PARKING: ON STREETUTILITIES:*Water supply & Sewerage- MAINS*Electricity & Gas Supply - MAINS*Heating Source - GAS*Broadband & Mobile - BUILDING SAFETY: RIGHTS AND RESTRICTIONS:FLOOD & EROSION RISK:PLANNING PERMISSIONS AND DEVELOPMENT PROPOSALS: PROPERTY ACCESABILITY & ADAPTATIONS: COAL AND MINEFIELD AREA:

AGENT NOTES

Please note information within our sales particulars has been provided by the vendors. Paisley Properties have not had sight of the title documents and therefore the buyer is advised to obtain verification from their solicitor. References to the Tenure of the property are based upon information provided by the vendor and again the buyer should obtain verification from their solicitor. All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. We advise you take your own measurements prior to ordering any fixtures, fittings or furnishings. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order.Internal photographs are produced for general information and it must not be inferred that any item shown is included with the property.You are advised to check availability and book a viewing appointment prior to travelling to view.

MORTGAGES

Mandy Weatherhead at our sister company, Paisley Mortgages, is available to offer clear, honest whole of market mortgage advice. We also run a first time buyer academy to help you prepare in advance for your first mortgage, home-mover and re-mortgage advice. If you would like to speak to Mandy, please contact us on 01484 444188 / 07534 847380 to arrange an appointment.*Your home may be repossessed if you do not keep up repayments on your mortgage. *

PAISLEY

We are available to do appointments up until 8pm Monday to Friday and up until 4pm Saturday and Sunday so please contact the office if you would like to arrange a viewing. We also offer a competitive sales and letting service, please contact us if you would like to arrange an appointment to discuss marketing your property through Paisley, we would love to help.

SURVEY TEXT

We work alongside Michael Kelly at Paisley Surveyors, who can assist you with any survey requirements on your purchase. We offer 3 levels of survey and can be contacted on 01484 501072 / [email protected] for a free, no obligation quote or for more information.