Leyfield Bank, Holmfirth, HD9 1XU

SIMPLY OUTSTANDING … SITUATED ON THE OUTSKIRTS OF HOLMFIRTH IS THIS TRULY OUTSTANDING AND BEAUTIFULLY APPOINTED, FOUR BEDROOM DETACHED FAMILY HOME, OFFERING A WEALTH OF VERSATILE ACCOMMODATION. THE PROPERTY IS SET IN A LARGE PLOT WITHIN A SMALL CUL DE SAC WITH PANORAMIC VIEWS TO THE REAR AND HAS UNDERGONE A FULL RENOVATION PROGRAMME TO CREATE A BESPOKE, HIGH FIXTURE AND FINISH HOME. THE PROPERTY IS CLOSE TO LOCAL AMENITIES, SCHOOLS AND TRANSPORT LINKS AND AN EARLY INSPECTION IS HIGHLY RECOMMENDED.

GROUND FLOOR
An aluminium entrance door with frosted glazing opens into a large vaulted entrance hallway, having a bespoke staircase giving access to the first floor landing and to the lower ground. The hallway gives access to the lounge, second reception room/bedroom and a useful storage cupboard housing the manifold for the under floor heating. 
The lounge is a versatile reception space, being front facing, having floor to ceiling glazed windows providing ample light within with a pleasant aspect over the cul de sac. There is a vaulted ceiling, inset spot lighting, a focal point brick ingle nook fireplace and a wall mounted television point. A secondary staircase with four steps descend to the family cinema room/snug area. 
The family cinema room/snug area is a versatile reception space overlooking the outstanding living/dining kitchen, having steps descending down to the kitchen. There is a double fitted storage cupboard and access to the side hallway and the inner hallway. 
The side entrance has a secondary aluminium entrance door with frosted glazing giving access to the side hallway, utility and plant room. 
The utility has wall and base units in shaker style with a wood effect work surface incorporating a sink unit, having plumbing for an automatic washing machine and space for a tumble dryer. There is tiled flooring, under floor heating, access to a loft storage space with a drop down ladder.
The plant room houses the pressurised cylinder system. 
The living/dining kitchen is presented to the rear, having three lanterns to the ceiling, bi folding aluminium doors giving access to the rear elevation and two double glazed windows providing light within with a fantastic view over surrounding countryside. The kitchen area features bespoke fitted units in shaker style with contemporary fitments and a quartz work surface incorporating a one and half bowl sink unit with a mixer tap over. There is a range of integrated appliances including an induction hob with integrated extractor fan, dishwasher, conventional oven, microwave oven, plate warmer, fridge, freezer and a larder style cupboard. There is tiling to the floor with under floor heating, inset spot lighting, a wall mounted television point and access to an additional pantry style storage cupboard. 
The pantry features shelving, inset spot lighting and a frosted window. 
The inner hallway features a useful under stairs storage cupboard and gives access to the house bathroom and bedroom three.
The house bathroom is presented with a bespoke four piece bathroom suite featuring a panel bath with central mixer tap, push button W.C., wash hand basin housed in a vanity unit and a step in shower cubicle with a plumbed in shower and aqua board finish to the walls. There is a frosted double glazed window, extractor fan, inset spot lighting, contemporary tiling and a heated ladder rail.
Bedroom three is a rear facing double room, having aluminium doors with a Juliette style balcony featuring stunning views over open countryside and beyond. There is a wall mounted television point, under floor heating and a double fitted wardrobe.
Bedroom four is a versatile room presented to the front elevation accessed off the entrance hallway, this room could also be used as a second reception room, having a feature vaulted ceiling with inset spot lighting, under floor heating and a stunning floor to ceiling glazed window with a pleasant aspect over the cul de sac. 

FIRST FLOOR
At first floor level the landing area features a useful under eaves storage cupboard with inset spot lighting and zonal heating.
Bedroom one is a rear facing double room, having a double glazed window with a pleasant aspect, inset spot lighting and under floor heating. 
Bedroom two is a rear facing double room, having a double glazed window with a pleasant aspect, inset spot lighting and under floor heating.
The house shower room features a contemporary style three piece suite comprising of a wash hand basin and push button W.C. housed on a vanity unit with storage cupboards and a step in shower cubicle with aqua board finish to the walls. There is contemporary tiling, a back lit mirror, inset spot lighting, extractor fan and a heated ladder rail.

If you would like to arrange to view, or have your property appraised please give us a call on 01226 414 150

BRIEFLY COMPRISING;

GROUND FLOOR
•    ENTRANCE HALLWAY
•    STAIRS TO 1ST FLOOR & LOWER GROUND
•    2ND RECEPTION ROOM/BEDROOM 4
•    LOUNGE
•    FAMILY ROOM/SNUG
•    SIDE HALLWAY
•    UTILITY
•    PLANT ROOM
•    LIVING DINING KITCHEN
•    PANTRY
•    INNER HALLWAY
•    BATHROOM
•    BEDROOM 3

FIRST FLOOR
•    LANDING AREA
•    BEDROOM 1
•    BEDROOM 2
•    SHOWER ROOM

OUTSIDE 
•    Externally the property is set in a delightful corner position. To the front of the property stone gate posts give access onto a block paved driveway providing off street parking for several vehicles and giving access via steps to the front door with a wrought iron rail balustrade. There is a lawn grass front garden to the side being stone wall enclosed and a paved pathway to the front and side gives access to the rear garden. To the rear of the property is a good sized fence enclosed garden set upon three levels, being mainly laid to lawn creating a natural sun trap. There is fabulous elevated paved patio area with a wrought iron rail balustrade and external lighting overlooking the rear garden and the stunning long distance views beyond.

PLEASE NOTE: THESE DRAFT BROCHURE DETAILS HAVE BEEN APPROVED BY THE SELLER.

TENURE: FREEHOLD

COUNCIL TAX BANDING;
We understand the council tax band to be D. (SOURCE: GOV.CO.UK)

SERVICES
Mains water. Mains electric. Mains drainage. Air Source Under Floor Heating.
CCTV system.

DIRECTIONS
HD9 1XU

COVID-19 PROCEDURE
We at Mallinson & Co are confidently adhering to the government guidelines in connection to the covid-19 pandemic, should you wish to see a copy of our procedure please ask a member of the team.

DISCLAIMER
1.    PROPERTY MISDESCRIPTION ACT 1967 & 1991: We endeavour to make the details and measurements as accurate as possible. However, please take them as indicative only, made as a result of a visual inspection of the property and from information supplied by the vendor. 
2.    MEASUREMENTS are taken with an electronic device. If you are ordering carpets or furniture, we would advise that the details are checked to your personal satisfaction by taking your own measurements upon viewing. 
3.    No services, apparatus, equipment, fixtures or fittings have been tested by Mallinson and Co so we cannot verify that they are in working order or fit for purpose. A Buyer is advised to obtain verification from their own Tradesperson, Surveyor or Solicitor. 
4.    References to the Tenure of a Property are based on information supplied by the Seller. Mallinson & Co has not had sight of the title documents and has not checked the tenure or the boundaries with the Land registry. A Buyer is advised to obtain verification from their own Solicitor. Mallinson and Co accept no responsibility for any errors or omissions.
5.    MONEY LAUNDERING: We may ask for further details regarding proof of your identification and proof of funds after receiving your offer on a property. Please provide these in order to reduce any delay.