Westfield Lane, Emley, Huddersfield

SUMMARY
SUBSTANTIAL CHARACTER RESIDENCE AFFORDING VERSATILE 5/6 BEDROOM ACCOMMODATION ALL SAT WITHIN A GENEROUS PLOT WITH THE BONUS OF PROVIDING FURTHER DEVELOPMENT POTENTIAL. LOCATED IN EMLEY MOOR THE POSITION IS PERFECT FOR ACCESS TO SURROUNDING TOWNSHIPS AND CITIES.


DESCRIPTION
The property is located in Emley Moor between Huddersfield and Wakefield. It is 4.5 miles east of Huddersfield and 5 miles west of Wakefield. A good bus service operate locally and there are good road network links to Huddersfield, Wakefield and both the M1 & M62 motorway.
The property is well placed for Emley play school and is in the catchment for several highly regarded schools.

Auctioneer's Comments 
This property is offered through Modern Method of Auction. Should you view, offer or bid your data will be shared with the Auctioneer, iamsold Limited. This method requires both parties to complete the transaction within 56 days, allowing buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey). The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee of 4.5% of the purchase price including VAT, subject to a minimum of £6600.00 including VAT. This fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability. Buyers will be required to complete an identification process with iamsold and provide proof of how the purchase would be funded. The property has a Buyer Information Pack containing documents about the property. The documents may not tell you everything you need to know, so you must complete your own due diligence before bidding. A sample of the Reservation Agreement and terms and conditions are contained within this pack. The buyer will also make payment of no more than £349 inc. VAT towards the preparation cost of the pack. Please confirm exact costs with the auctioneer. The estate agent and auctioneer may recommend the services of other providers to you, in which they will be paid for the referral. These services are optional, and you will be advised of any payment, in writing before any services are accepted. Listing is subject to a start price and undisclosed reserve price that can change.

Summary 
A rare opportunity for the discerning purchaser has arisen with this fabulous character residence boasting flexible 5/6 bedroom accommodation all set with delightful and extensive gardens. There is also an agricultural building of approx 3000sq ft that provides development potential with the necessary consents and future possible development on the plot itself. Currently the property would also suit a growing family with its extreme spaciousness and with the location in rolling countryside the property also has ease of access to local villages and their amenities, is in the catchment for several well regarded schools and the motorway network is within minutes for the commuter.

Accommodation 

Entrance Hall 
An ideal shoes off area with a central stone column, tiled floor covering plus sizeable storage and cloaks cupboards.

Breakfast Kitchen 17' x 14' 5" ( 5.18m x 4.39m )
Presented in a typical farmhouse style with wall and base unit having granite worktops incorporating a sink and drainer unit with mixer tap. There is a centre island also boasting a second sink unit with mixer tap whilst the appliances include the Rangemaster cooker, Miele microwave/steam oven, Miele dishwasher and there is space for an American style fridge freezer. The room is complemented by the tiled surrounds and floor covering and there is a vaulted beamed ceiling, four velux style roof windows and double glazing to front aspect.

Dining Room 19' 8" x 9' 6" ( 5.99m x 2.90m )
A perfect room for the whole family or if entertaining with a continuation of the floor covering, beams to vaulted ceiling, various wall light points and double glazed to front aspect with French style doors leading to the side.

Snug 15' 4" x 14' ( 4.67m x 4.27m )
A room to get away from it all and the focal point being the log burning stove set to feature recess fireplace with timber lintel. There are wall light points, beams to ceiling and double glazed window to side aspect.

Living Room 18' x 15' max ( 5.49m x 4.57m max )
A sizeable main reception room with exposed timber flooring, beams and inset ceiling lighting and feature arch window to rear aspect.

Study 12' 3" x 6' 2" ( 3.73m x 1.88m )
Ideal for the home worker and having inset ceiling lighting and storage cupboards with double glazed window to side aspect.

Utility Room 11' 4" x 11' 1" ( 3.45m x 3.38m )
There are further wall and base units with roll edge worksurfaces, sink and drainer unit and plumbing for the washing machine. There is an airing/storage cupboard with heated rail and the room has tiled surrounds and floor covering plus a double glazed window to side aspect.

Hobby Room/Boot Room 24' 4" x 6' 9" ( 7.42m x 2.06m )
A versatile room in its usage having wall and base units with sink and drainer unit. There are storage cupboards and a door leads to side aspect.

Shower Room 
White low flush w/c and hand washbasin with tiled shower cubicle.

First Floor 

Bedroom One 14' to robe x 11' 8" ( 4.27m to robe x 3.56m )
The principle bedroom has been recently updated and has two banks of fitted wardrobes along with a walk in robe. There are French style doors that lead to a Juliet balcony.

Dressing Room 
Also a recent addition having fitted robes and vanity mirror with downlighters.

En Suite 
Luxuriously fitted with white low flush w/c and vanity style hand washbasin. There is a quadrant shower cubicle with rainfall and attachment whilst there are additional storage cupboards, beam to ceiling and double glazed obscure window.

Bedroom Two 14' 4" x 10' 7" ( 4.37m x 3.23m )
This is a double carpeted bedroom adapted with laminate flooring in the shower area incorporating a double cubicle and hand washbasin.

Bedroom Three 14' 5" x 11' ( 4.39m x 3.35m )
Double bedroom with fitted wardrobes, double glazed to two aspects.

Bedroom Four 14' 4" x 10' 5" ( 4.37m x 3.17m )
Double bedroom with double glazing to two aspects.

Bedroom Five 8' 8" x 7' 8" ( 2.64m x 2.34m )
Ideal as a single bedroom or additional home office, double glazed to front aspect.

House Bathroom 
White suite comprising of low flush w/c, vanity style hand washbasin and spa bath. Quadrant shower cubicle has a rainfall unit and there are tiled walls and floor covering, inset ceiling lighting and an extractor fan.

Attic Room 17' 2" x 15' 3" max ( 5.23m x 4.65m max )
Often utilised as an additional double bedroom, it could easily act as the games room or family room. It has a vaulted beamed ceiling, wall light points and undereaves storage.

External 
The extensive gardens are accessed via remote gates and are predominantly laid to lawn with a variety of mature fruit trees, plants and shrubs. There are several paved seating areas and the driveway splits to serve the property and also the agricultural outbuilding that has power and lighting. Parking is easily obtained for numerous vehicles.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.