Stone Cottage, 57 Royston Hill, East Ardsley, Wakefield, WF3 2HN

For Sale By Modern Method of Auction Starting Bid £315,000 For sale by Modern Method of Auction; Starting Bid Price £315,000 plus Reservation Fee. Subject to an undisclosed reserve price. Built in 1829 and formerly two farm cottages is

this stunningly appointed individual three/four bedroom South facing detached, which is not a lis ted building and is enhanced by a two storey extension to the side (which could

be utilised for a variety of purposes i.e la rge living room/media room) Offering spacious, modern and versatile living accommodation throughout this period home is perfect for

the young family or even people looking to downs ize to a large and individual detached home with something different to offer. The accommodation briefly comprises entrance,

entrance hallway, bespoke solid oak fitted kitchen, separate dining room, rear lobby, lounge, downstairs w.c., two s torey extension, which is currently being used as work space

but could be used for a variety of purposes to create a superb size through lounge leading into a conservatory and s tairs leading up to further sitting room/games room/cinema

room, main hallway with a staircase leading to feature UPVC double glazed arched windows to the f ront and rear, first f loor landing, three bedrooms (all with quality fitted

furniture) and large family bathroom with a separate w.c. The property still retains character with the wooden beams to the ceilings in the lounge and dining room as well as the

high ceilings to all rooms. The extension, which the current owners use as their business office comprises of two floors cur rently being used as office space with a trap door

leading to the cella r, and a conservatory off the extension. Outside an attractive block paved courtyard providing ample off street parking for several vehicles, accessed via a steel

framed wooden gate leading to a la rge double detached garage complete with inspection pit. South facing garden with large lawn, mature plants, trees and shrubs; and two patio

areas ideal for entertaining purposes.

This property must be viewed to understand the unique layout and potential to create a la rge family lounge with access to the conservatory and a fourth bedroom/play

room/study or even a n annex. A ll in all, simply a fantastic family home, which truly deserves a full internal inspection to fully reveal the accommodation on offer and to avoid any

disappointment. Offering easy access to Junction 41 of the M1 motorway ideal for those wishing to work or travel further afield. There a re local bus routes nearby travelling to

and from Morley, Wakefield and Leeds. Conveniently situated within close proximity to loca l amenities including shops and is ideal for families with schools nearby. Ha ving

undergone a comprehens ive prog ramme of decoration throughout by the current owner, a full interna l and external inspection comes highly recommended to fully appreciate

what this cha racterful period home has to offer. This property is for sale by West Yorkshire Property Auction powered by iam-sold ltd.

OTHER INFORMATION

IMPORTANT NOTE TO PURCHASERS We endeavour to make our sales particulars accurate and reliable, however, th ey do not

constitute or form part of an offer o r any contract and none is to b e relied upon as statements of representat ion or fact .

In all our p roperty sales brochures th ere is a 6” measurement tolerance. Any p rospective purchasers should take th eir o wn measurements to en able them to obtain ex act d etails for the purpose of fitted carpets.

Please note th at none of th e applianc es mentioned in our brochures i .e. gas boilers, h eaters, cookers, refrigerators etc. h ave been checked or tested and cannot b e guaranteed to b e in

workin g order. If you require clarific ation or furth er informat ion on any points, pleas e contact us, especially if you are travelling some distanc e to view. Fixtures and fittin gs other th an those mention ed are

to be agreed with th e sel ler

FREE VALUATION If you are thinkin g of a move then take ad vantage of our FR EE valu ation service, telephon e any of our five offices for a prompt and efficient servic e with the knowledge th at RICHARD

KENDALL has been sell ing houses for th e people of Wakefield for over 45 years and no w selling and rent ing houses in Pontef ract.

With FIVE loc al offices all working together to sell your home

MORTGAGES Did you know that we have ou r own spec ialist mortgage consultants who can provid e you with ind epend ent advic e and information regarding you r house purchas e and everythin g it

entails, from budget planning to finding the b est mortgage deal available to you*. Contact Vince Hickman on 01924 339572 or contact vince@mortgagesolutionsofwakefield.co .uk or

Sharon Dorsett on 01924 266555 sharon@mortgagesolutionsofwakefield.co.uk, www.mortgagesolutionsofwakefield.co .uk

*your home may b e repossessed if you do not keep up rep ayments on your mortgage

MAILING LIST Make sure th at you keep up to date with al l new prop erties in your pric e range and th e

particular area you have in mind and register your requirements with our office. Th ese will b e mailed to you every week.

Also the Rich ard Kend all Homes and Prop erty M agazine is sent to all applican ts on our mailing list FREE OF CH ARGE

REMEMB ER WE GUAR ANTEE PERSON AL SERVIC E WITH QUALIFIED AND EXPER IENC ED STAFF IN EACH OF OUR FIVE OFFIC ES

Wakefield Pontefract Horbury Ossett Normanton

01924 291294 01977 798844 01924 260022 01924 266555 01924 899870

ACCOMMODATION ENTRANCE UPVC entrance door. Tiled floor, solid oak internal door leading through into the entrance hallway.

ENTRANCE HALLWAY Radiator with cover, solid wood flooring, staircase to the f irst floor landing, solid internal doors into the dining room, lounge, downstairs w.c., understairs storage and extension. Doorway into the kitchen. Staircase to the f irst floor landing. DOWNSTAIRS W.C.

6' 11" x 5' 8" (2.13m x 1.74m) Comprising low flush w.c, pedestal wash basin, part wood clad walls, chrome ladder style radiator, tile effect flooring, UPVC double glazed frosted window to the rea r. BESPOKE KITCHEN 9' 8" x 8' 11" (2.97m x 2.73m)

Solid light oak wall and base units with Mias work surface over incorporating Astra Cast 1 1/2 sink and drainer, integra ted slimline dishwasher, integrated a utomatic washing machine, integrated Leisure microwave, integrated Leisure oven and grill, Leisure halogen four ring hob with stainless steel extractor above, fully tiled floor, UPVC double glazed windows to two aspects, recess LED lighting to the plinths,

underplinth lighting.

DINING ROOM 13' 1" x 12' 1" (4.00m x 3.69m)

Feature exposed wooden beams to the ceiling, modern gas fire, UPVC double glazed window to the rear, solid oak f looring, radiator with cover, solid oak door leading into the front porch.

FRONT PORCH 3' 11" x 8' 8" (1.21m x 2.65m) UPVC double glazed window to the front, UPVC door to the s ide, tiled floor, radiator, built in double cupboard and built in storage cupboard.

LOUNGE 12' 11" x 12' 0" (3.96m x 3.67m) Attractive gas fire with a marble back and hearth within a wood surround. Exposed wooden beams and ceiling, dado rail, two UPVC double glazed windows to the front, window into the front lobby. Telephone point and TV point.

EXTENSION 22' 5" x 13' 8" max (6.83m x 4.18m) x 9'8" min (2.96m) Currently being used as an home office, but could be used for a variety of purposes such as annex, fourth bedroom, play room, games room or s tudy. Radiator, stairs to the first floor office space, UPVC double glazed window to the front, UPVC

entrance door to the rea r, UPVC double glazed French doors leading to the conservatory. Trap door with stairs leading to the cellar. CELLAR 26' 6" x 9' 5" (8.10m x 2.89m) Two rooms, which is now one. The ce llar could be used for a variety of uses. Work

surface with s tainless s teel sink and drainer with mixer tap over base units. Providing good s torage space and has a wall mounted electric heater. CONSERVATORY 9' 11" x 12' 8" (3.03m x 3.87m) UPVC double glazed on a stone built base with UPVC door to the front, fully tiled

floor, built in air conditioning/heater unit.

OUTSIDE Steel frame wooden gates lead to pleasant feature low maintenance block paved courtyard providing ample off street pa rking for vehicles or caravan/motor home, which leads in turn to spacious double detached garage with e lectronically operated roller door. The garage measures 28' 4" x 22' 2" max (8.66m x 6.76m)

with a 17' inspection pit, hot and cold water, power sockets a nd electronically operated door. South facing garden with large lawn, mature plans, trees and shrubs. Two patio areas ideal for entertaining. Outs ide lighting, timber garden shed. The current owners a dvise us that they have used the garden to entertain

with a ma rquee and children bouncy castle with ample room to spa re..

DIRECTIONS Leave Wakefield along the A61 Leeds Road, continue along here in the direction of Junction 41 of the M1 motorway. At the motorway roundabout take your second exit onto Royston Hill and number 57 can be found identified by our for sale board.

EPC RATING To view the full Energy Performance Certificate please either ca ll into one of our five local offices or sea rch for the property on www.richardkendall.co.uk LAYOUT PLANS These floor pla ns are available to view on www.richardkendall.co.uk

VIEWINGS To view please contact our Wakefield office on 01924 291294 and they will be pleased to arrange a suitable appointment. AUCTION TERMS & CONDITIONS This property is for sale by the Modern Method of Auction which is not to be

confused with Traditional auction. The modern Method of Auction is a flexible buyer friendly method of purchase. We do not require the purchaser to exchange contracts immediately, but grant 28 days to achieve exchange of contracts from the date the buyer's solicitor is in receipt of the draft contracts and a further 28 days thereafter to complete. Allowing additional time to exchange on the property

means interested parties can proceed with traditional res idential finance. Upon close of a successful auction or if the vendor accepts an offer during the auction, the buyer will be required to put down a non-refundable Reservation Fee of 3.5% subject to a minimum of £5,000 plus VAT which secures the transaction and takes

the property off the market. The buyer will be required to sign an Acknowledgement of Reservation form to confirm acceptance of terms prior to solicitors being instructed. Copies of the Reservation form and a ll terms and conditions can be found in the Legal Pack which can be downloaded for free from the auction section of our webs ite or requested from our Auction depa rtment.

Please note, this property is subject to an undisclosed Reserve Price which is generally no more than 10% in excess of the Starting Bid. Both the Starting Bid and Reserve Price can be subject to change. Terms and conditions apply to the Modern Method of Auction which is operated by West Yorkshire Property Auction powered

by iam-sold Ltd.

STAIRCASE LEADING TO THE FURTHER OFFICE SPACE 9' 6" min widening diagonally to 13' 7" max (2.91m x 4.16m) Feature UPVC double glazed a rched window to the front and rear, UPVC double glazed window to the rear. Radiator, power sockets, telephone points and internet connection. This room also has potential to create a forth bedroom.

FIRST FLOOR LANDING UPVC double glazed window to the staircase. The landing has loft access and radiator. Solid oak internal doors into three bedrooms, bathroom and separate w.c.

SEPARATE W.C. White low flush w.c., fully tiled f loor, UPVC double glazed frosted window to the rear. MASTER BEDROOM 12' 1" x 13' 2" (3.69m x 4.02m)

Comprising a range of quality f itted bespoke solid oak Hammonds wardrobes to two walls, bedside cabinets and dressing table. Feature Hammonds built in TV unit. UPVC double glazed window to the front and radiator.

BEDROOM TWO

10' 0" x 13' 0" (3.05m x 3.98m) Quality fitted Hammonds bedroom furniture of wa rdrobes and dressing table. Radiator, UPVC double glazed window to the front. BEDROOM THREE 10' 3" max x 9' 1" min (3.13m x 2.77m)

Quality fitted furniture by Sharps comprising wa rdrobes, wall cupboards over bed recess and dressing table. Door to the boiler cupboa rd housing the condensing combination boiler. UPVC double glazed window to the rear and radiator. HOUSE BATHROOM

8' 11" x 10' 0" (2.72m x 3.06m) The larger than average spacious family ba throom comprises three piece suite of large ceramic tiled ba th, wash basin with dresser surround incorpora ting mirror, lighting, shaver socket point and vanity cupboa rds below, a feature shower cubicle and walk in shower cubicle with mixer shower, which is fully tiled. Fully tiled floor

and tiled walls. Built in towel storage and pull out linen cupboard. Heated chrome towel radiator and recess ceiling spotlights. Window to the rea r.