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  • EDGE OF RAWCLIFFE VILLAGE LOCATION
  • THREE OR FOUR BEDROOMS
  • UNIQUE DETACHED COTTAGE STYLE DETACHED HOME
  • OPEN VIEWS TO FRONT
  • GARDENS TO ALL SIDES
  • VERY WELL PRESENTED AND MAINTAINED
  • GOOD SIZE FAMILY HOME
  • MULTI VEHICLE PARKING
  • VIEWING A MUST TO APPRECIATE
  • EASY ACCESS M62



Hall Farm is quietly situated towards the end of Boynton Drive on the edge of the village. Set in mature grounds which it is believed extend to approximately a third of an acre and with open views to the front, this unique home offers a true family lifestyle and is ideal for those with children or pets seeking an alternative to a traditional estate type home. The property has been well maintained by the present owners with UPVC double glazing, oil fired central heating and modern upgrades to the bathrooms and kitchen. A feature of the home is the large kitchen/dining/family room which opens onto the rear patio and garden. The home has three double bedrooms to the first floor but due to the design of the property further bedroom accommodation could be available on the ground floor, which could possible be suitable for a dependant relative. The office facility also makes this property suitable for those who work from home. The property also has multi vehicle parking facilities which would be suitable for caravan/motorhome parking.

ENTRANCE HALL/DINING HALL 11' 11" x 8' 11" (3.63m x 2.72m) UPVC front entrance door with arch top glazed decor panel, radiator, front window, multi pane internal door to the inner hall, coving and central light. The vendor advises this room has at times been used as a fourth bedroom.

LOUNGE 14' 0" x 12' 3" (4.27m x 3.73m) Electric coal flame effect fire in black and brass finish, stone tile surround and hearth with mahogany mantle, radiator, front window, multi pane internal door, coving, central light and two wall lights, under stair cupboard.

INNER HALL 10' 8" x 3' 4" (3.25m x 1.02m) Mid oak effect laminate floor, radiator, smoke alarm, two wall lights, window to the rear, stairs to first floor.

KITCHEN/DINING/FAMILY ROOM 24' 2" x 10' 5" (7.37m x 3.18m) Fitted with a range of floor and wall units in light oak finish shaker style, two glass fronted display cupboards, one unit with drawers, wine rack, under cupboard lighting, brown/beige high gloss granite worktops and upstands, inset stainless steel bowl with chrome mixer tap, dishwasher, integrated microwave, pelmet and cornice, double electric stainless steel and smoked glass built under oven with ceramic inset hob with extractor fan/chimney hood over, recessed ceiling lighting, side and rear windows, UPVC double French doors with side screens opening onto the patio and garden, radiator and kick space heater, mid oak effect laminate floor.

UTILITY ROOM 9' 0" x 5' 1" (2.74m x 1.55m) White high gloss floor and wall units with black granite effect worktops, stainless steel inset sink, chrome mixer tap, space and plumbing for washer, space for dryer and fridge freezer, fully tiled walls, black ceramic tile floor, fluorescent lights, front window, chrome ladder style heated towel rail, door to the shower room.

SHOWER ROOM 8' 10" x 3' 5" (2.69m x 1.04m) Fitted with a white suite comprising WC, wash basin, shower cubicle with glazed door, thermostatic shower, black ceramic floor tiles, fully tiled walls, recessed ceiling lighting, chrome ladder type heated towel rail, side window, extractor fan

GROUND FLOOR OFFICE 8' 11" x 5' 9" (2.72m x 1.75m) Front window, radiator, mid oak effect laminate floor, multi pane door from the kitchen

CONSERVATORY 12' 7" x 6' 3" (3.84m x 1.91m) Brick and UPVC construction, vaulted polycarbonate roof, mid oak effect laminate floor, radiator, central light, part glazed UPVC door leading to the garden, cloakroom cupboard.

BATHROOM 10' 9" x 7' 3" (3.28m x 2.21m) Fitted with a modern white suite consisting of WC, pedestal wash basin, bath with electric shower over, light oak bath panel, glazed shower screen, fully tiled walls, beige ceramic tiles to the floor, recessed ceiling lighting, heated chrome ladder towel rail, built in store cupboard, extractor fan

LANDING 5' 8" x 2' 8" (1.73m x 0.81m) Access to the loft, airing cupboard, smoke alarm

BEDROOM ONE 11' 3" x 10' 8" (3.43m x 3.25m) Two double fitted wardrobes, fitted drawer unit, dressing table with cupboards over all in a white finish and gold trims, radiator, side window, door to eaves storage

BEDROOM TWO 12' 3" x 8' 11" (3.73m x 2.72m) Three fitted double wardrobes and two fitted chests of drawers in cream finish, front window, radiator

BEDROOM THREE 12' 1" x 10' 6" (3.68m x 3.2m) Two double fitted wardrobes in beige finish, three chest of drawers, rear window, radiator

EXTERNAL OFFICE 11' 8" x 5' 9" (3.56m x 1.75m) UPVC half glazed door, front window, radiator, fluorescent light, cream ceramic tile floor.

EXTERIOR The property sits within substantial gardens laid mainly to lawn with mature trees, shrubs and planting beds and is ideal for children and pets. The boundaries are secured by brick walls, hedging and fencing with double wrought iron gates accessing the front gravel drive. The rear block paved drive is accessed via a timber five bar gate at the side of the property which together with another parking facility at the front of the property provides for multi vehicle parking.

GARDEN STORE Accessed via a timber door this room provides storage for garden equipment.

Consumer Protection From Unfair Trading Regulations 2008 (CPS)

These particulars are intended to give a fair and reasonable description of the property. No liability is accepted for any errors, omissions, statements either verbal or written by anyone associated with Apian Estate Agents, nor do they constitute an offer, warranty or contract. The vendor advises that all services/appliances operate satisfactorily but have not been tested by the agents. Interested parties must satisfy themselves in this and all other respects appertaining to the property and take such independent advice as may be prudent prior to committing to purchase. All dimensions are approximate and floor plans are for information only and not to scale.

PROPERTY OMBUDSMAN Apian Estate Agents Limited are members of The Property Ombudsman Scheme (www.tpos.co.uk) and abide by their code of practice appertaining to property sales.

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