LISTED BUILDING. NEW CONDENSING BOILERS AND UNDERFLOOR HEATING TO MOST AREAS, DELIGHTFUL GARDENS. WONDERFUL PADDOCKS AND LONG-DISTANCE VIEWS. Comprising: hallway, boot room, w.c., wet room, sitting room, second sitting room, utility room, pantry, dining room, large kitchen overlooking rear garden and pond, barn/games/leisure wing, first floor studio home office, five bedrooms (two with en-suite), family bathroom, further shower room. Adjoining annex has huge lounge, full-height kitchen, rear entrance hall, downstairs w.c., utility room, master bedroom with en-suite, three further bedrooms and family bathroom.
ENTRANCE HALL
The entrance has ceramic tiled flooring, inset spotlights to the ceiling and a full-sized glazed window giving a delightful outlook over the property’s gardens and including the pond with feature windows and a glazed wall with delightful twin-glazed doors. Access is then given through to the t-shaped entrance hallway, which is galleried in part, has wonderful roof lights, beautiful spotlighting and hall robes. There is underfloor heating throughout this area. A doorway off the hall gives access to a downstairs w.c.
DOWNSTAIRS W.C.
This is beautifully finished and has an obscured glazed window to the rear, extractor fan, inset spotlight to the ceiling, stylish wall-mounted wash hand basin with cupboards beneath, and low-level w.c. Underfloor heating. A broad opening from the hallway gives access through to the sitting room.
SITTING ROOM
8.61m x 5.49m (28'3" x 18'0")
This enjoys a huge amount of space and a large degree of light both from the front and rear. To the front there is a timber door giving access out to the front garden areas, a total of five windows, some of which are mullioned, giving astonishing views out to the gardens and valley scenes beyond. The room has ceramic tiled flooring, inset spotlights to the ceiling and a stunning and particularly stylish wood-burning stove placed on a raised stone hearth in addition to underfloor heating.
SECOND SITTING ROOM
4.93m x 5.49m (16'2" x 18'0")
A most welcoming room with a beautiful bank of mullioned windows, large and impressive stone and antique brick fireplace with raised stone flagged hearth, cast iron log burner with glazed door. The room has beams to the ceiling and there is a beautiful and polished pitch pine timber floor and inset spotlighting. A fabulous period-style panelled timber door leads through to the dining room.
DINING ROOM
5.23m x 5.49m (17'2" x 18'0")
This once again is exceptionally characterful. It has large beams to the ceiling, beautiful broad-boarded pitch pine floor, huge and glazed window with further window to the side both of which gives stunning views out over the property’s gardens, fields and valley scene beyond. With inset spotlighting the dining room is finished to a very high standard. It also has a doorway through to the barn, the details of which are to follow later in this brochure.
KITCHEN
5.23m x 5.49m (17'2" x 18'0")
This, as the photographs and floor layout suggests, is again a room of very large proportion, beautifully fitted with a stylish range of units. There is an island unit with breakfast bar, large amount of working surfaces and a study area with a lovely view out over the rear. There is inset spotlighting to the ceiling, ceramic tiled flooring, comprehensive range of inbuilt equipment and inset one-and-a-half bowl sink unit. A timber and glazed door gives access through to the side/everyday entrance lobby. The kitchen has beautifully exposed stonework and antique brickwork. A timber glazed door leads through to the utility room.
UTILITY ROOM
This has a stylish sink unit and pleasant outlook over the property’s rear gardens. There are inbuilt cupboards, plumbing for an automatic washing machine and provision for a dryer. This is also home to another of the property’s new condensing oil-fired central heating boilers. From here a doorway leads through to the back, and through to the principal entrance hall where a pantry is situated and has high-level shelving and a continuation of the ceramic tiled flooring, obscure glazed window and secondary kitchen/boot room.
SECONDARY KITCHEN/BOOT ROOM
3.86m x 4.70m (12'8" x 15'5")
This is off the entrance hallway and it also adjoins the downstairs w.c. It is a most versatile space and has a stylish bank of units with a one-and-a-half bowl stainless sink unit and mixer tap over. There is a window giving a lovely view out to the property’s gardens, plumbing for dishwasher and home to another of the property’s new condensing oil-fired central heating boilers, and underfloor heating is present in this room. Across the lobby is a huge shower room/wet room.
SHOWER ROOM/WET ROOM
This fabulous facility is in place for a sauna to be installed and, as the photograph suggests, is beautifully equipped and finished, has twin showers, inset spotlighting to the ceiling and an obscure glazed window. Again, underfloor heating is provided.
ENTRANCE LOBBY
With ceramic tiled flooring, and ceramic tiling to the lower wall height, it has glazing to three sides and a timber glazed door leading out to the every-day driveway.
THE BARN/GAMES/LEISURE WING
11.33m x 9.07m (37'2" x 29'9")
This, once again, is perhaps best demonstrated by a combination of the floor layout plan and photographs. It is a stunning double-heighted room with windows to both the front and rear with exceptional beams and timbers on display. Having its own entrance lobby from the front, and personal door access through to the accommodation, it is an exceptionally versatile space. The two large former barn windows shed a huge amount of natural light and lovely views to both the front and rear. There are four further characterful windows. The entrance lobby has timber and glazing. There is a stainless-steel glass staircase which leads up to the galleried home office space and this has stainless steel balustrading. A window is present giving a lovely outlook to the rear and, please note, external doors are in position to give shelter to the large barn windows both to the front and to the rear. Two staircases give access to the extensive first floor landing. This large area has underfloor heating.
FIRST FLOOR LANDING
This first-floor landing has many characterful and stylish features, not least of which is the beautiful galleried area overlooking the entrance hall with contemporary balustrading and beautiful skylight windows, under-eaves storage and fabulous polished timbered floors. This landing continues in the same delightful style and gives access to the following rooms:
BEDROOM ONE
4.93m x 4.14m (16'2" x 13'7")
A beautiful double room with a full height beamed and timbered ceiling, windows giving a magical view out to the property’s gardens and long-distance views beyond, a wall of exposed stone, polished timber-boarded floors and inset spotlighting to the high level ceiling. A broad opening leads through to the dressing area. This area is best demonstrated by the photographs and is particularly large. Once again, it has a huge amount of ceiling height with beams on display, a window with window seat giving a lovely view out over the property’s rear gardens and views up the valley. Continuing through the dressing room is a delightful en-suite.
EN-SUITE TO BEDROOM ONE
4.09m x 2.13m excluding wc (13'5" x 7'0" excluding
This en-suite is fitted with a five-piece suite and comprises separate w.c. with wash hand basin, a window giving a long-distance view and the shower room itself with twin wash hand basins, corner shower, three windows and ceramic tiled flooring. There is a chrome heated towel rail, spotlighting and a beam on display.
BEDROOM TWO
4.37m x 4.14m (14'4" x 13'7")
A beautiful double room currently used as a guest bedroom with twin windows giving stunning views out over the valley, high ceiling height with inset spotlighting, and adjoining en-suite.
EN-SUITE TO BEDROOM TWO
The en-suite is superbly appointed and has ceramic tiled flooring, ceramic tiles to the full ceiling height, window light, inset spotlighting, chrome central heating radiator/heated towel rail, underfloor heating, fixed screen large shower with high quality chrome fittings, wall-mounted wash hand basin, low-level w.c., and the wash hand basin has an illuminated mirror over.
BEDROOM THREE
4.27m x 4.14m (14'0" x 13'7")
Yet again a lovely double room with a bank of mullioned windows offering a spectacular view out to the front and inset spotlighting to the particularly high ceiling.
BEDROOM FOUR
4.93m x 4.14m (16'2" x 13'7")
A further double room with a bank of five mullioned windows, giving a stunning view out over the gardens, the fields, and valley beyond. There is polished timber flooring, wonderful beams to the ceiling, exposed stonework and inset spotlighting.
BEDROOM FIVE
4.80m x 3.05m (15'9" x 10'00")
A twin room with angled ceiling line and roof lighting, inset spotlighting and an exceptionally large under-eaves storage area.
HOUSE BATHROOM
The house bathroom is beautifully fitted and has ceramic tiled flooring, ceramic tiling to the full ceiling height, inset spotlighting to the ceiling and roof light, chrome heated towel ladder-style radiator/heated towel rail, underfloor heating, low level w.c., bath with shower and glazed screen over, stylish wash hand basin with vanity drawer beneath and illuminated mirror over.
SHOWER ROOM
3.20m x 2.74m (10'6" x 9'0")
The three bedrooms, which are not en-suited, are served by the house bathroom previously described, and also a shower room. This shower room is fitted with a low level w.c., pedestal wash hand basin, shower cubicle, ceramic tiling to the floor and the full ceiling height, inset spotlighting, Velux window and extractor fan.
THE MISTAL ANNEX
With external access, the Mistal annex is attached at the opposing end of the barn/leisure wing. This beautiful very spacious recently completed conversion is, again, finished to the very highest of standards and has a great deal of flexibility in terms of its usage. Whether this be occupied by different generation family members, staff members, or holiday lettings purposes, this spectacular space is epitomised by the huge lounge which takes full advantage of the lower portion of the Mistal. Doors and beautiful glazing giving stunning views out over the valley. Please note, timber doors are in place adding to the authenticity and giving shelter to these windows if so desired.
LOUNGE
8.66m x 5.49m (28'5" x 18'0")
The lounge, which also incorporates a dining area, has specific chandelier points, inset spotlighting to the ceiling, fabulous ceramic tiled flooring, spectacular wood-burning stove of a particularly stylish nature and sat upon a raised stone-flagged hearth, underfloor heating, floor-to-ceiling main window and a further window to the front, exposed stonework and useful under-stair storage cupboard. It opens through into an entrance hall.
ENTRANCE HALL
This entrance hall, which also has underfloor heating, provides an everyday entrance to the rear of the property, and this in itself has a continuation of the floor-styling and inset spotlighting to the ceiling.
DOWNSTAIRS W.C.
This room has a wall-mounted, concealed, flush w.c., stylish wash hand basin, ceramic tiling to the half height, extractor fan, obscure glazed window and underfloor heating.
KITCHEN
3.86m x 4.70m (12'8" x 15'5")
Once again, a spectacular room with a beautiful barn gable of glass giving astonishing views over the valley and a tremendous amount of natural light. With high specification appliances, there are beautiful working surfaces with one-and-a-half bowl stainless steel sink and mixer-tap over, provision for wall-mounted TV, fabulous ceramic tiled splash-backs, breakfast bar with seating to enjoy the views, inbuilt cupboards and drawers, high level spotlighting and stylish lighting/chandeliers over the breakfast bar and underfloor heating.
UTILITY ROOM
Positioned to the rear of the building, the utility room has plumbing for an automatic washing machine, space for dryer, large deep stainless steel sink unit with mixer tap over, continuation of the ceramic tiled flooring with underfloor heating, working surfaces with splashbacks, extractor fan and a window giving pleasant views out over the property’s rear gardens. Also in this room can be found another of the property’s new condensing oil-fired central heating boilers.
STAIRCASE
A timber staircase with steel balustrading rises up to the first-floor landing. This has beautiful and polished timber-boarded floors, high level Velux window, inset spotlighting and storage cupboards being home for the property’s pressurised hot water system. A doorway from here leads through to bedroom one.
BEDROOM ONE
4.37m x 4.14m (14'4" x 13'7")
A spectacular principal room with very high ceiling and inset spotlighting, the upper portion of the former barn now glazed and giving stunning views out over the property’s gardens and land and fields beyond. Further square windows also enjoy the views.
There is provision also for a wall-mounted TV.
EN-SUITE TO BEDROOM ONE
This en-suite is beautifully fitted and finished with ceramic tiled flooring and ceramic tiling to four walls, wall-mounted wash hand basin with mixer-tap over, obscure glazed window, cabinet with illuminated side panels, fixed glazed screen shower of a particularly good size, high specification shower fittings and a chrome heated towel rail of ladder-design. The room has underfloor heating.
BEDROOM TWO
2.87m x 4.27m (9'5" x 14'0")
Yet again a lovely room with a stunning view out over the valley, provision for wall-mounted TV and inset spotlighting to the high ceiling height.
BEDROOM THREE
2.31m x 3.45m (7'7" x 11'4")
With windows in two directions, inset spotlighting to the ceiling, and provision for a wall-mounted TV.
BEDROOM FOUR
1.96m x 3.45m (6'5" x 11'4")
Delightful single room with a window looking out onto the rear and having inset spotlighting to the ceiling.
BATHROOM
The Mistal’s family bathroom is beautifully finished, has ceramic tiling to the floor and to four walls. Inset spotlighting to the ceiling, Velux window, wall-mounted wash hand basin, illuminated mirror/cabinet over, low level w.c., bath with fixed glazed screen shower and high specification shower fittings, there is also a ladder-style heated towel rail, and the bathroom has underfloor heating.
FARM BUILDINGS
Attached to the barn/leisure wing there is a group of three outbuildings which include the former stables which have been converted to a fabulous workshop/storage-buildings. These are presenting to a high standard, are in excellent condition and offer a great amount of versatility. The remaining outbuilding is the tractor barn/garage and is home for the vendor’s tractor and trailer and has an automatically operated roller-shutter door with personal door to the rear gardens
GARDENS
As the photographs would suggest, the property has beautiful gardens to the front. Off the cobbled lane, there is a fully cobbled driveway with stone gateposts and gateway which leads through to the front entrance driveway. This delightful turning area is tastefully gravelled. The garden area is relatively low maintenance and is superbly landscaped with lawned gardens and stone-cobble edges, mature shrubbery and trees, and a fabulous ha-ha giving a superb boundary to the fields with uninterrupted views out over the fields and valley beyond. To the rear there are magical gardens which are enclosed by natural stone walling and a wonderful blanket-cover of mature Rhodedendrons with trees above. With a delightful and very long pond, currently home for ducks and ducklings on the day this brochure was dictated, the gardens here have complementary lawns, beautiful sitting-out areas and there are covered areas in which to enjoy the garden even on a rainy day. With beautiful flagged paved areas and pathways, all being superbly finished. There is an everyday driveway/parking area complementing this garden which gives easy access to the other driveways.
DRIVEWAYS
The property benefits from two very well-established and beautifully presented driveways. The upper driveway is from Dean Road and this driveway gives access down to the property by automatically operated gates. The lower driveway leads from Greenfield Road through the Liphill Farm hamlet of four properties and an automatic gate gives access to a beautifully cobbled driveway which rises up to Hey Farm. These driveways both connect in front of Hey Farm and there is an access lane around the rear. Both driveways give easy access to the land. The land, as the attached plans demonstrate, surrounds the home and gives the property a huge degree of security and privacy.
WALKS AND FARMLAND
Enjoying the view and the land around it, Hey Farm has a sense of power, and the beautiful view gives it that ‘something very special’. With walks over the farmland, the vendor has, over the years, taken great pleasure and pride in planting trees, shrubbery and mixed hedgerows - maintaining walls and such like. It should be noted that the two of the fields to the north of the property have a footpath passing over them as does parts of lane. A footpath diversion 21 years ago ensures that the property is not, itself, disturbed by any passing footpath.
USEFUL INFORMATION REGARDING LOCATION
Door-to-door distances from Hey Farm which may be useful to any purchaser:
Manchester Airport – 29 miles
M1 motorway – 15.4 miles
M62 motorway – 10.6 miles
Manchester city centre – 22.4 miles
Leeds city centre – 26.9 miles
Sheffield city centre – 28.1 miles
TENURE
This property is Freehold
EPC RATING AND COUNCIL TAX BANDING
EPC Energy Rating: D
Council Tax Banding: Band F, Kirklees MC
