GRADE II LISTED 16^TH CENTURY PERIOD HOUSE 22FT SITTING ROOM COUNTRY-STYLE FITTED DINING KITCHEN UTILITY ROOM & CLOAKROOM THREE DOUBLE BEDROOMS EN-SUITE SHOWER ROOM & HOUSE BATHROOM SOLID FUEL CENTRAL HEATING & DOUBLE GLAZING LAWNED GARDENS & PADDOCK & WOODLAND PLANNING PERMISSION FOR DETACHED DOUBLE GARAGE FABULOUS RURAL SETTING OFFERS OVER £425,000 Lower Hey House, Scammonden Road, Krumlin

A fine period residence, Grade II Listed, and reputedly dating from the 16^th Century, being the oldest section of a pair of residences in this delightful rural location.  The property has been completely renovated by the present owner   to   professional   standards,   and   now   offers beautifully presented and exceptionally spacious family accommodation    with    a    wealth    of    period    detail complemented by modern comforts.    A  lovely  garden  has  been  created  to  the  rear  of  the property,   with   outstanding   far   reaching   views,   and adjoining  woodland  leads  up  to  the  paddock,  in  all totalling around 3 acres.  The paddock offers excellent grazing, ideal for a pony.   Lower   Hey   House   stands   in   a   courtyard   setting comprising  of  three  quality  residences,  surrounded  by lovely  countryside  and  having  stunning  views  towards Stainland  Dean.    The  property  is  within  3  miles  of Barkisland,  with  a  village  school,  church,  post  office and   pub,   there   is   a   renowned   “gastro”   pub   within walking distance and the M62 (J24, J23 &J22) is within 15 minutes drive. Directions From Ripponden take the Elland Road an on reaching the  Fleece  Pub  bear  right  towards  Elland.    Take  the second  right  turn  past  the  cricket  club  and  church turning right into Saddleworth Road.   Follow   Saddleworth   Road   for   approx.   1.5   miles, passing Ringstone Reservoir on the right hand side and continuing  uphill  and  on  reaching  the  brow  of  the  hill continue  for  approx  400yds  further  and  turn  left,  bear right  past  Myrtle  Grove  Cottages  and  private  drive  to Lower Hey House is immediately on the left. Accommodation (all sizes approximate) A  feature  has  been  made  throughout  the  property  of the  pitch  pine  doors,  pine  skirting  boards  and  period style cast iron radiators. Entrance Hall Timber entrance door opening into Entrance Hall, with stone   flagged   floor,   three   wall   lamp   points   and recessed halogen ceiling lighting. Door opening to the rear  of  the  property  and  door  leading  through  to  the Sitting Room. Sitting Room 22’6” x 19’7” maximum (6.86m x 5.64m) With  reclaimed  pitch  pine  floor,  a  range  of  mullioned windows  to  the  front  elevation,  together  with  a  small pair   of   mullioned   windows.   Feature   fireplace   with exposed  stone  jambs,  oak  lintel  and  natural  stone hearth  fitted  with  a  solid  fuel  burning  stove.  Exposed beams to the ceiling, recessed halogen ceiling lighting, four wall lamp points and stairs to first floor with turned spindle balustrade and moulded handrail. Useful under stairs  storage  cupboard,  door  through  to  the  Utility Room and door through to Dining Kitchen. Dining Kitchen 22’5” x 13’3” maximum (6.83m x 4.04m) With stone flagged floor and beams to the ceiling. The kitchen   area   is   fitted   with   a   range   of   hand   made bespoke  pine  units  with  pitch  pine  worktop,  inset  with Belfast sink with Italian porcelain splashbacks.   Having   integrated   fridge,   freezer   and   dishwasher, recessed halogen ceiling lighting and mullioned window to  the  rear  elevation  overlooking  the  garden.  Timber door opening to the outside.

The  dining  area  has  a  feature  original  fireplace  with exposed  stone  lintel  and  jambs  fitted  with  a  solid  fuel grate.  Two  wall  lamp  points,  together  with  recessed halogen   ceiling   lighting   and   a   range   of   original mullioned windows to the front elevation. Utility Room 12’6” x 11’4” maximum (3.81m x 3.45m) Ceramic tiled floor, fitted with a range of oak wall and base units with laminate worktop, fitted with a stainless steel    sink    with    mixer    tap    over,    ceramic    tiled splashbacks,   recessed   halogen   ceiling   lighting   and exposed beam to the ceiling. Door  leading to the rear garden and door through to downstairs cloakroom. Cloakroom   Fitted  with  a  two-piece  suite  in  white  comprising  wall mounted  wash  hand  basin  and  WC.  Chromed  towel warming  radiator,  recessed  halogen  ceiling  lighting, extractor fan and pitch pine floorboards. First Floor Landing   With  turned  spindle  balustrade  and  moulded  handrail, open  to  eaves  height  with  exposed  beams.  Mullioned window    to    the    rear    elevation    with    timber    lintel overlooking   the   rear   garden   and   far-reaching   rural views down the  valley. The landing having the  benefit of power points and a telephone point to give flexibility of use. Bedroom 1  18’5” x 13’7” maximum (5.61m x 4.14m) Generously  sized  room  open   to  eaves  height   with beams to the ceiling and a range of mullioned windows to the front elevation. Airing cupboard and water tank, door through to En-suite. En-Suite Fitted with a three-piece suite in white comprising WC, pedestal  wash  hand  basin  and  double  mosaic  tiled Roman   shower   cubicle.   Recessed   halogen   ceiling lighting,  Velux  roof  light,  exposed  beam  to  the  ceiling and extractor fan. Bedroom 2  13’5” x 13’2” (4.09m x 4.01m) Double  bedroom  open  to  eaves  height  with  exposed beams to the ceiling, a range of mullioned windows to the front elevation together with a small feature window with exposed stone surround to the side elevation.

Bedroom 3  12’11” x 8’9” maximum (3.94m x 2.67m) An  L  shaped  double  bedroom  open  to  eaves  height with  exposed  beams  to  the  ceiling.  With  a  range  of mullioned windows to the rear elevation overlooking the garden and far-reaching rural views beyond. Bathroom Open  to  eaves  height  with  exposed  beams  to  the ceiling, pitch pine floorboards, recessed halogen ceiling lighting  and  Velux  roof  light.  Fitted  with  a  three-piece Sanitan suite  in  white comprising pedestal  wash hand basin,  cast  iron  roll  top  bath  with  claw  feet  and  high- level flush WC. Outside   The   property   is   approached   by   a   shared   tarmac driveway,  with  an  area  of  hard  standing  to  the  right, currently providing parking for several vehicles, but has the  advantage  of  current  planning  permission  for  a large double garage.   To the front of the property is a stone flagged forecourt area  with  natural  dry  stonewall  extending  round  the side of the property, giving access to the natural stone flagged patio to the rear, with lawn beyond.   Surrounded  by  a  curved  natural  dry  stonewall,  with raised beds and natural dry stonewall beyond. Adjoining  the  property  is  an  area  of  approximately  1 acre  of  woodland  and  at  the  top  of  the  lane  a  field  of approximately 3 acres. Heating   Solid  fuel  central  heating  with  hot   water  radiators.   Sealed unit double glazed units in timber frames. Services Mains water, mains electricity, septic tank drainage. Address Lower Hey House Scammonden Road Krumlin Barkisland Halifax HX4 0EQ Please Note Sketch plan for illustrative purposes only, not  to  scale.    Photographs,  floorplans  and  brochure layout  by  G  A  Slade  Associates  –  01422  823172.  All Measurements are approximate. These particulars are produced in good faith, but are intended to be a general guide only and do not constitute any part of an offer or contract. No person in the employment of VG Estates has   any   authority   to   make   any   representation   of warranty   whatsoever   in   relation   to   the   property. Photographs  are  reproduced  for  general  information only and do not imply that any item is included for sale with the property. Details prepared June 2004.

V007  Printed by  Ravensworth Digital 0191 2303553 252 Halifax Road, Ripponden, Sowerby Bridge HX6 4BG Tel: 01422 822277   Fax: 01422 823509   Mobile: 07787 521045   E-mail: ripponden@houses.vg www.houses.vg Also at: 10 Leeds Road, Hipperholme, Halifax, HX3 8ND Tel: 01422 207070   Fax: 01422 208001   Mobile: 07787 521045   E-mail: hipperholme@houses.vg   www.houses.vg Up Down Ground Floor First Floor Lower Hey House either by the Seller, his Agent nor G A Slade Associates shown conventionally and are approximate only and cannot be regarded as being a representation All measurements walls doors windows fittings and appliances their sizes and locations are SKETCH PLAN FOR ILLUSTRATIVE PURPOSES ONLY Drawing by G A Slade Associates : 01422 823172  www.fastplan.co.uk C Unauthorised reproduction prohibited. Drawing No.V00286B Dining Kitchen 22'5" x 13'3" 6.83m x 4.04m (Maximum) Sitting Room 22'6" x 19'7" 6.86m x 5.64m (Maximum) Utility Room 12'6" x 11'4" 3.81m x 3.45m (Maximum) Entrance Hall Bedroom 3 12'11" x 8'9" 3.94m x 2.67m (Maximum) Bedroom 2 13'5" x 13'2" 4.09m x 4.01m Bedroom 1 18'5" x 13'7" 5.61m x 4.14m (Maximum) Landing