The Clock House Kirklees Hall Clifton

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3 The Clock House Kirklees Hall Clifton Located in one of the most prestigious settings in the region is the historic 'Clock House' forming part of a cluster of fine period properties that make up the Grade I listed Kirklees Hall. Briefly comprising:- dining hall, study, lounge, dining kitchen, 4 bedrooms, en suite and house bathroom. Externally, private parking and enclosed generous gardens. Additionally communal gardens and woodland of approximately 18 acres. Access to Kirklees Hall is via electric gates providing a safe and secure environment. GROUND FLOOR Dining Hall Study Lounge Dining Kitchen FIRST FLOOR Landing with staircase to 2nd floor Master Bedroom En Suite with enclosed staircase to 2nd floor Bedroom Two Bedroom Three Bedroom Four House Bathroom SECOND FLOOR Attic Space DISTANCES Leeds approx 14 miles, Manchester approx 31 miles, Huddersfield approx 5 miles, Brighouse approx 2 miles, M62 (Junction 25) approx 1 mile

4 LOCATION Kirklees Hall is situated within the village of Clifton, and is approximately 1.5 miles from Junction 25 of the M62. It is extremely well placed with links to other large towns such as Halifax and Huddersfield. Manchester and Leeds are just 30 minutes and 15 minutes away respectively. St John's (CE) Primary Academy is within walking distance and has been judged "outstanding" by Ofsted. Clifton has superb country pubs and is approximately 1 mile away from Brighouse, there is a railway station in the centre with a direct rail link to London. Brighouse has developed well and is now home to over 170 businesses with many high street shops, restaurants, bars, hairdressers, supermarkets and a swimming pool is also a short distance from the centre. It also includes several traditional shops selling anything from special cheeses to pet supplies. Access to both Manchester International Airport and Leeds Bradford Airport are within easy reach. GENERAL INFORMATION Kirklees Hall is a 16th-century Grade I listed Jacobean hall which was fully renovated in 2001 by Historic Restorations. The Clock House is an exceptional residence which boasts some charming character such as; leaded mullion windows, sash windows, solid oak flooring, an array of exposed beams and timbers, Inglenook fireplace and a solid bespoke Oak balustrade staircase which leads to the first floor. Additionally there are two staircases accessing the second floor extensive storage area. The attic has exposed beam structure and leaded windows. The kitchen benefits from a range of bespoke base, drawer and eye level units with centre island and breakfast bar, granite work surfaces. Oil fired AGA, 2 integrated fridges, 2 integrated freezers, washer dryer and dishwasher. The master bedroom benefits from fitted wardrobes. Fireplaces with cast iron grates to both the master bedroom and bedroom two. The house bathroom benefits from a white suite comprising bath, shower cubicle, wash hand basin and W.C. A white suite also to the en suite comprising shower cubicle, wash hand basin and W.C. Wired for surround sound. EXTERNALS Externally the property is accessed via a private gravelled driveway leading to an ample car parking area with private lawned gardens to the front bordered to either side by laurel trees and hosting other mature trees. Also enjoying an open aspect over part of the communal grounds which extend to about 18 acres and consist of parkland, woodland, vegetable gardens and formal gardens. Out door lighting. 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 We understand that the property benefits from all mains services,except gas which should be checked by any prospective purchaser. TENURE Leasehold with vacant possession upon completion. DIRECTIONS TO From J25 of the M62 follow the A644 towards Dewsbury and Huddersfield. Turn left after about 500 yards through the electric gates, this leads onto a private driveway. Continue through the woodland to a set of wrought iron gates. Proceed forward until reaching the driveway to The Clock House on the left hand side. For Satellite Navigation- HD6 4HD 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 Halifax Road Ripponden HX6 4BG t info@charnockbates.com 121 Park Lane, Mayfair London W1K 7AG t Printed by Pinsharp Digital