RAW END FARM SOWERBY LANE LUDDENDENFOOT

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3 RAW END FARM SOWERBY LANE LUDDENDENFOOT A superb detached, Grade II Listed, interior designed family home situated in a rural yet accessible location enjoying extensive far reaching views. Comprising, entrance hall, 2 reception rooms, living kitchen, W.C, 4 bedrooms, en suite bathroom and house bathroom. Ample parking and approx 1 acre gardens. GROUND FLOOR Entrance Hall Lounge Dining / Sitting Room Living Kitchen W.C Front Entrance Porch FIRST FLOOR Landing Master Bedroom En Suite Bathroom Bedroom Two Bedroom Three Bedroom Four House Bathroom DISTANCES Leeds approx. 25 miles Manchester aapprox 30 miles

4 EXTERNALS A timber gate accesses the drive and parking area. A delightful stone flagged seating area with water feature frames the front of the property. To the side of the property a manicured south facing lawned garden framed by well stocked flowerbeds and stone walling. Access to a enclosed level lawned garden suitable for children to play, extensive far reaching views across the surrounding countryside. In total the property benefits from approximately 1 acre of garden land. The gardens and driveway have been recently been extensively landscaped. GENERAL INFORMATION Raw End Farm is a Grade II Listed property dating back to approximately The property benefits from a range of period features to include exposed stone mullion windows, exposed beams to the ceiling, impressive exposed stone fireplaces to the lounge, dining/sitting room and kitchen, solid oak doors and a stone flagged floor to the kitchen. The living kitchen is a superb room benefiting from a range of recently fitted bespoke fitted base, drawer and eye level units incorporating granite surfaces and a centre island/ breakfast bar. The appliances include a gas fired AGA with a stylish mirrored splashback, integrated oven, 5 ring gas hob, fridge and freezer. Fitted oak dresser and units to the dining area. The master bedroom has fitted wardrobes and drawers. The en suite comprises, claw foot bath, shower cubicle, wash hand basin, bidet and W.C. Wood floor with under floor heating. The house bathroom comprises, bath, shower cubicle, wash hand basin and W.C. Cupboard which houses the central heating boiler and hot water tank. Sky and Broadband to the property. LOCATION Ludddendenfoot is a sought after rural location yet remaining close to the centres of Sowerby Bridge, Mytholmroyd and the tourist town of Hebden Bridge where there are a variety of amenities and also train stations which provide access to the cities of Leeds, Bradford and Manchester. There are many superb country walks surrounding the property. Both Leeds Bradford Airport and Manchester International Airport are accessible. FIXTURES AND FITTINGS Only fixtures and fittings specifically mentioned in the particulars are included within the sale. Items not mentioned such as carpets and curtains may be available subject to separate negotiation. LOCAL AUTHORITY Calderdale MBC WAYLEAVES, EASEMENTS AND RIGHTS OF WAYS The sale is subject to all of these rights whether public or private, whether mentioned in these particulars or not. NOTES Electrical and other appliances such as gas supply, private water supplies etc have not been tested by the agents, we would therefore strictly point out that all prospective purchasers must satisfy themselves as to their working order. SERVICES Benefits from all mains gas, electricity, water and septic tank drainage. All services should be checked by any prospective purchaser. TENURE Freehold DIRECTIONS TO FROM HALIFAX TOWN CENTRE- take the A646 Burnley Road towards Hebden Bridge. Proceed through the Village of Friendly until reaching Luddenden Foot, on reaching Luddenden Foot take the left hand turning on to Station Road (before the pedestrian crossing) and proceed over the bridge passing The Old Brandy Wine on the right. Take the next left and bear right passing over the bridge. Continue up the hill through Jerryfields to the very top. At the top turn right onto Sowerby Lane and Raw End Farm is the first on the right hand side. FROM SOWERBY BRIDGE- On leaving Sowerby Bridge, turn immediately right up Sowerby New Road after passing underneath the railway bridge and continue for approximately half a mile before turning right down Pinfold Lane, immediately after the 'Church Stile' Public House. Proceed on Pinfold Lane for 1 mile passing Boulderclough Chapel on the left handside, continue straight forward passing the turning for Jerryfield, follow the road until reaching the gated entrance to Raw End Farm on the right hane side. For Satellite Navigation- HX2 6LA (put in Sowerby Lane). IMPORTANT NOTICE CHARNOCK BATES for themselves and for vendors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline only for the guidance of intended purchasers and do not constitute, nor constitute part of, an offer or contract. (ii) all descriptions, metric and imperial dimensions are approximate, reference to conditions and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. (iii) no person in the employment of Charnock Bates associates has any authority to make or give any representation or warrant whatever in relation to this property. (iv) these particulars do not form part of any offer or contact and must not be relied upon.

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8 70 Commercial Street Halifax HX1 2JE t f Halifax Road Ripponden HX6 4AG t f info@charnockbates.com 121 Park Lane, Mayfair London W1K 7AG t Printed by Pinsharp Digital