Ratten Row, Dodworth, Barnsley, S75 3RZ

SIMPLY OUTSTANDING … SET ON THE OUTSKIRTS OF DODWORTH TOWARDS SILKSTONE COMMON IS THIS INDIVIDUALLY DESIGNED AND CONSTRUCTED, FIVE BEDROOM DETACHED FAMILY HOME, SITUATED IN AN OUTSTANDING POSITION OVERLOOKING GLORIOUS COUNTRYSIDE SET WITHIN A SOUTH WESTERLY FACING PLOT. THE PROPERTY OFFERS A WEALTH OF BEAUTIFULLY APPOINTED ACCOMODATION AND MUST BE VIEWED TO BE FULLY APPRECIATED.

GROUND FLOOR
A composite double glazed entrance door opens into a reception hallway, having tiling to the floor, an oak balustrade staircase rising to the first floor landing and provides access to the lounge, open plan living kitchen and integral garage. The lounge is a front facing reception room, having a double glazed window, radiator, laminate finish to the floor and a focal point fireplace. The open plan living kitchen incorporates a single storey rear extension and is very versatile in use. The kitchen area features a modern, contemporary fitted kitchen with a work surface incorporating a sink unit. There is space for a range style oven (existing oven is available under separate negotiation), an integrated extractor hood, integrated dishwasher and space for an American style fridge freezer, having part tiling to the walls and tiling to the floor which continues throughout the ground floor level. The dining and living space is versatile in use and currently incorporates a garden room overlooking the rear garden which is naturally well lit via French doors. There is access to a utility room which features complimentary units to the kitchen, having a work surface incorporating a sink unit, plumbing for an automatic washing machine and space for a tumble dryer, a frosted window, an extractor fan, a larder style cupboard and provides access to the downstairs W.C..

FIRST FLOOR
At first floor level the landing area gives access to a second staircase rising to the second floor, three bedrooms, the house bathroom and an airing cupboard providing storage. Bedroom one is a front facing double room, having two double glazed windows, one with an integrated plantation shutter and features wardrobe furniture to one wall. Bedroom two features two double glazed windows with far reaching countryside views, a dressing area with an integrated wardrobe and access to an en suite facility. The en suite features a modern, contemporary suite comprising of a wash hand basin, push button W.C. and a step in shower cubicle. There is tiling to the walls and floor, a wall mounted mirror and a frosted window. Bedroom three is a versatile room, currently used as a home office, having a front facing double glazed window with a stunning aspect over the surrounding area. The house bathroom features a contemporary five piece bathroom suite comprising of his an hers wall mounted sink units with a vanity unit beneath, a step in shower cubicle, free standing bath and a push button W.C.. There is contemporary tiling to the walls and floor, two heated ladder rails, inset spot lighting and a frosted window.

SECOND FLOOR
At second floor level is access to two further bedrooms and a second house bathroom. Bedroom four is presented to the side and rear of the property, having a Velux window and a picture window overlooking the garden and open countryside. Bedroom five is a rear facing room overlooking Dodworth church and is currently used as a hobby/craft room, having integrated furniture, a wardrobe with sliding mirror finish doors and a Velux window. The secondary house bathroom features a three piece suite comprising of a panel bath, wall mounted wash hand basin and a push button W.C.. There is contemporary tiling, a frosted window and a chrome 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
•    LOUNGE
•    OPEN PLAN LIVING KITCHEN
•    UTILITY ROOM
•    DOWNSTAIRS W.C.

FIRST FLOOR
•    LANDING AREA
•    BEDROOM 1
•    EN SUITE
•    BEDROOM 2
•    BEDROOM 3
•    1ST HOUSE BATHROOM

SECOND FLOOR
•    LANDING AREA
•    BEDROOM 4
•    BEDROOM 5
•    2ND HOUSE BATHROOM

OUTSIDE 
•    Externally approached off Ratten Row onto a driveway providing off street parking for four vehicles and access to the integral garage plus a timber gate gives access to the house gardens. There is a paved pathway giving access to the front door, lawn grass gardens and an elevated separate lawn garden with steps, being fence enclosed. The main plot is south westerly facing taking advantage of the semi-rural setting. There are gardens to three elevations, paved seating areas, established trees and shrubbery, a platform with a summerhouse with electric and lighting within, French doors and a barbeque and seating area.

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

TENURE: FREEHOLD

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

SERVICES
Mains water. Mains gas. Mains electric. Mains drainage.

DIRECTIONS
S75 3RZ

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.