Enjoying splendid views over Baitings reservoir, this Grade II Listed residence dates back to the 17th century and retains many period features such as original timber doors, mullion windows, exposed beams, and stone floors.

The deceptively spacious home includes three reception rooms (one with timber galley), a dining kitchen with adjacent utility, four bedrooms, two en-suites and a family bathroom.

Outside, there are gardens to the front and rear, with the rear garden being fully enclosed and abutting open fields with views of the reservoir beyond. There is off road parking on the cobbled driveway.

GROUND FLOOR
Entrance Hall
Inner Hall
Sitting Room
Study
Dining Room
Dining Kitchen
Utility Room
Cloakroom

FIRST FLOOR
Snug
Gallery
First Floor Landing
Bedroom 1
En-Suite Shower Room
Bedroom 2
En-Suite Shower Room
Bedroom 3
Bedroom 4
Family Bathroom

INTERNAL NOTES
The property is accessed via a central hallway running from front to rear of the house, with huge timber entrance doors, a stone floor, exposed beams and exposed stonework.

There are two ground floor reception rooms: a very spacious sitting room with stone fireplace, and a dining room with a stone floor and wood panelling to the walls. There is a third reception room to the first floor with dual aspect windows enjoying open views, a fireplace with wood burning stove and timber gallery.

The large dining kitchen houses bespoke units with granite worktops and a double Belfast sink, Aga, integrated dishwasher, central island with timber top and a quarry tiled floor. The adjacent fitted utility room includes plumbing for a washer and a cloakroom/WC.

Completing the ground floor accommodation is a spacious inner hall with adjacent study and stone staircase to the first floor.

All four bedrooms are located on the first floor. Bedroom 1 is especially spacious with a good-sized en-suite shower room comprising large walk-in rainfall shower, vanity unit with basin and WC. Bedroom 2 also has a three-piece en-suite shower room. The bedrooms are complemented by a fully tiled four-piece bathroom comprising large shower cubicle, bath, vanity unit with basin and a WC.

EXTERNAL
The front garden features a circular patio with mature shrubs, and a cobbled pathway leading to the front entrance door. The rear garden is fully enclosed and abuts open fields with views over Baitings reservoir. Terraced on two levels, the garden is predominantly laid to lawn with a stone patio, mature shrubs and trees, and a timber shed. There is off road parking at the side of the property on a cobbled driveway.

LOCATION
Baitings Hall Farm is located within 3 miles of Ripponden village with excellent local amenities including a village school, health centre, dental surgery, vets practice, a church, library, and a selection of shops, pubs and restaurants. 

The M62 (J22 & J24) is within 15 minutes’ drive allowing speedy access to the motorway network, Manchester and Leeds. There are mainline railways stations in nearby Sowerby Bridge and Littleborough.

SERVICES
Mains electricity, mains water, oil fired central heating and septic tank drainage. BT fibre broadband.

TENURE
Freehold. 

DIRECTIONS
From the traffic lights in the centre of Ripponden proceed into Rochdale Road and continue uphill passing The Butchers Arms and continuing out into the countryside. After passing Baitings Dam turn sharp right into Blue Ball Road, after approx. 300 yards turn right into the second driveway. Baitings Hall Farm is immediately ahead.

IMPORTANT NOTICE
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 Estate Agent 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. All measurements are approximate. Sketch plan not to scale and for identification only. The placement and size of all walls, doors, windows, staircases and fixtures are only approximate and cannot be relied upon as anything other than an illustration for guidance purposes only.

MONEY LAUNDERING REGULATIONS
In order to comply with the ‘Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017’, intending purchasers will be asked to produce identification documentation and we would ask for your co-operation in order that there will be no delay in agreeing the sale.