16 BLACKSMITHS FOLD, ALMONDBURY, HD5 8XH

A desirable and spacious stone built detached family residence occupying a picturesque plot on this popular cul-de-sac development within the Almondbury conservation village area.  The property has stone faced walls and a slated pitched roof, constructed in the mid 1990-s.  The property offers well planned flexible accommodation with gas fired central heating, upvc double glazing and a security system. The terraced rear garden is a delight with well stocked plants, shrubs and herbaceous borders.  The rear garden has a south westerly aspect and enjoys the sun most of the day.  The property has been tastefully decorated and an internal inspection is recommended to appreciate the design and layout.  The accommodation comprises:-

GROUND FLOOR

ENTRANCE HALL

Oak strip flooring, spindled balustrade, radiator

CLOAKROOM
Comprising champagne low flush wc, vanity unit, radiator, ½ tiled walls, obscure glazed window to front 

SITTING ROOM (11 ft 1 inches x 18 ft 4 inches)
Oak strip flooring, fitted coal effect living flame gas fire, marble fireplace, inset and hearth, ceiling covings, radiator, 2 wall light points, window to front, Georgian style part panelled walls, open through to 

DINING ROOM (9 ft 4 inches x 11 ft 9 inches)
Oak strip flooring, radiator, ceiling covings, double glazed sliding patio doors to rear, garden with pleasant aspect

KITCHEN           (8 ft 4inches x 11 ft 10 inches)
Cornish slate tiled flooring, radiator, single drainer stainless steel 1½ bowl sink unit, range of fitted cupboards, drawers, wall units, 4 ring gas hob, built in microwave, electric INDESIT stainless steel oven, part tiled walls, Manrose extractor fan, useful understairs store cupboard, open archway into  

BREAKFAST ROOM (9 ft 9 inches x 4 ft 2 inches)
Cornish slate tiled flooring, radiator, window to rear, access door into

UTILITY ROOM (6 ft 4 inches x 7 ft 1inches)
Single drainer stainless steel sink unit, plumbing for automatic washing machine, radiator, modern wall mounted IDEAL LOGIC MAX HEAT H24 gas central heating boiler, access door to side, window to rear and access into

INTEGRAL DOUBLE GARAGE (16 ft  x 16 ft 9 inches)
1 presently in use as 2 split storerooms, divided into an integral garage. Would easily reinstate to double garage if required.

FIRST FLOOR

LANDING
Spindled balustrade, store cupboard housing hot water cylinder

BEDROOM 1      (12 ft x 12 ft 3 inches)
Ceiling spotlighting, radiator, windows to front plus access into 

DRESSING ROOM (6 ft x 8 ft)
Hanging rails, shelving, doorway into

EN SUITE BATHROOM (7 ft 9 inches x 7 ft 7 inches min)
Large champagne 5 piece suite with corner bath, vanity unit, bidet, low flush wc plus separate shower compartment housing Mira shower fitting and tray, fully tiled walls, radiator, obscure glazed window to front

HOUSE BATHROOM (12 ft x 5 ft 3 inches)
Champagne coloured suite with panelled bath with shower attachment, low flush wc, twin vanity units, fully tiled walls, extractor fan, radiator, obscure glazed window to side 

BEDROOM 2      (11 ft 3 inches x 12 ft 4 inches)
Including fitted wardrobes, radiator, window to rear 

STUDY/BEDROOM 4 (6 ft 9 inches x 9 ft)
Radiator, window to rear

BEDROOM 3      (7 ft 9 inches x 16 ft)
Radiator, window to rear

OUTSIDE           
Open plan lawned garden to front with twin block paved driveway, triangular enclosure with stone and timber inset walling for bin store.  Pathways to side, timber gate, external sensor lighting.  Rear flagged patio, well stocked terraced gardens with external security lighting, power supply, range of plants, shrubs, Victorian lamp stand, raised vegetable plots at the higher level. 

TENURE
Freehold.

SERVICES
Mains sewer drainage, gas, water and electricity are laid on.

VIEWING
Strictly by telephone appointment via Jowett Chartered Surveyors.  Telephone[use Contact Agent Button] or [use Contact Agent Button]

COUNCIL TAX BAND
F

ENERGY BAND
EPC expired 8 March 2020, to be renewed.

DIRECTIONS
From Huddersfield proceed from the ring road from the Sainsburys roundabout along the Wakefield A642 road.  Keep in the right hand lane, proceeding through the first set of traffic lights and then taking the filter lane at the next set of lights ascending Somerset Road for approximately 1 mile before entering the level section in the village of Almondbury.  Somerset Road merges into Northgate.  Carry on through the village towards the end of Northgate and just before the junction with Fenay Lane and Westgate, Blacksmiths Fold will be seen off to the left hand side.  Proeed into the cul-de-sac bearing left then right, and the property will be seen on the right hand side.                                                                                                                                              

SOLICITORS

EXTRAS
Certain carpets, curtains and light fittings available if requested.

NB
Measurements given relate to width by depth taken from the front of the building for floor plan purposes. All measurements given are approximate and will be maximum where measured into chimney alcoves, bay windows and fitted bedroom furniture, unless otherwise previously stated.  None of the services or fittings and equipment have been tested and no warranties of any kind can be given.