Little London House Kennel Lane Cottonstones

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2 Little London House Kennel Lane Cottonstones Little London House is a stunning 18th Century, detached property with 5 double bedrooms, situated within a desirable location with spectacular rural views, benefiting from spacious living accommodation and retaining a wealth of original features throughout. Externally; Private gardens, parking, patio area and single garage. GROUND FLOOR Porch Dining Kitchen Lounge Sitting Room Sun Room Bedroom 5 WC Utility Room FIRST FLOOR Master bedroom En suite Bedroom 2 Bedroom 3 Family bathroom

3 LOCATION Little London House is situated in a rural location overlooking Cottonstones church within minutes of the village of Mill Bank. The location is most sought after being close to the M62 network accessing both Leeds and Manchester and only a short distance from Halifax Train Station which has a direct train to London. The Alma in is a short walkaway and there is also easy access to the centre of Ripponden which benefits from many fine restaurants, bars, beauticians and shops. There is a supermarket and railway station nearby in Sowerby Bridge. There are good local schools in the area. GENERAL INFORMATION Little London House is a superb property, having been redecorated to a high standard wtih Farrow & Ball paint throughout and having new carpets throughout, yet retaining a wealth of original features such as exposed stonework, beams and stone mullion windows. The dining kitchen benefits from a range of base, drawer and eye level units with solid oak worktops, 'Rangemaster' oven with an electric induction hob and splashback tiles. Plumbed for a dishwasher. Exposed stone feature wall, stone mullion windows and beams. Access to the lounge and storage cupboard. The lounge has mullion windows framing the stunning view, access to a second porch and a fireplace with exposed timber and stone incorporating a newly installed Clearview multi-fuel stove. The spacious living room includes painted beams, stone mullion windows to two elevations, the feature of the room also being the newly installed Clearview multi-fuel stove. Additionally, on the ground floor is an impressive sun room which opens on to the front garden and boasts far reaching rural views, a WC including a 2 piece 'Savoy' suite, and utility room with plumbing for a washing machine/dryer, having access to the side garden. The master bedroom has an abundance of natural light, mullion windows and a 3 piece 'Savoy' suite with underfloor heating and walk in shower. Little London House also benefits from 3 spacious double bedrooms on the first floor with rural views and a fifth double bedroom on the ground floor, ideal for guests or relatives, which could alternatively be used as a home office. The spacious family bathroom includes a 3 piece 'Savoy' suite with tiled walls, and under floor heating. EXTERNALS Set in an idyllic location, Little London House benefits from far reaching rural views surrounding the property. The extensive grounds include a stone paved patio area with steps leading to a spacious well manicured garden surrounded by mature hedging and woodland area to one side. The garden stretches to the side and rear of the property including a wood shed and further outbuilding. The property also benefits from off road parking and a single garage. 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. SERVICES We understand that the property benefits from mains electricity, oil fired central heating, spring water, and septic tank drainage. Please note that none of the services have been tested by the agents, we would therefore strictly point out that all prospective purchasers must satisfy themselves as to their working order. TENURE Freehold with vacant possession upon completion. DIRECTIONS TO From Halifax town centre proceed onto the A58 through Sowerby Bridge, take a right onto Oak Hill Road, follow the road through Mill Bank and Cottonstones. Turn left onto Kennel Lane and follow for approx 1/2 a mile, and the property will be on the right hand side with a Charnock Bates for sale board. For satellite navigation - HX6 3EY 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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6 HALIFAX Property House, Lister Lane, Halifax HX1 5AX t RIPPONDEN 250 Halifax Road, Ripponden HX6 4BG t HUDDERSFIELD Oak House, New North Road, Huddersfield HD1 5LG t Printed by Pinsharp Digital