Botany Lane, Lepton, Huddersfield, HD8 0NF

THIS UNIQUE FOUR BEDROOM CHARACTER COTTAGE HAS BEEN RECENTLY EXTENDED AND IS DECEPTIVELY SPACIOUS THROUGHOUT. SITTING ON AN EXTENSIVE PLOT APPROACHING ONE ACRE WHICH IS SURROUNDED BY BREATH TAKING OPEN COUNTRYSIDE, THIS PROPERTY IS ONE NOT TO BE MISSED!
ENERGY RATING: E

ENTRANCE HALL
You enter the property through a grey composite door into the entrance hallway which provides a useful space to remove coats and shoes. A staircase ascends to the first floor landing and a timber door opens to the lounge.

LOUNGE 5.43 max x 4.87 max
This beautifully presented living room is generous in size and packed full of attractive original features including an impressive stone inglenook style fireplace which currently houses a multi fuel burning stove. The room has a three light mullion window with superb views out to the front and a built in timber window seat, exposed timber ceiling beams and deep skirting boards. Alcoves either side of the chimney breast add to the spaciousness of the room. Doors lead through to the hallway and a quirky inner staircase descends to the kitchen. A further door opens to the second reception room / master bedroom.

BEDROOM ONE / SECOND RECEPTION ROOM 4.21 max x 3.29 max
This spacious room offers flexible accommodation and would make a wonderful second reception room, playroom, home office or guest room. Dual aspect windows flood the room with natural light and enjoy far reaching views over the rear and side gardens and beyond over rolling countryside. Doors lead to a walk in wardrobe, en-suite and back to the lounge.

EN-SUITE 1.92 max x 1.36 max
This stylish en-suite is fitted with a three piece white suite including a concealed unit W.C, walk in shower cubicle and vanity hand wash basin. The room is fully tiled with attractive grey tiles and there are matching tiles to the floor. There are spot lights to the ceiling, a heated towel rail and a door to the reception room / bedroom.

LOWER GROUND FLOOR
Steps lead down from the lounge to the kitchen.

KITCHEN 5.36 max x 5.04 max
This stylish kitchen utilises the vaulted cellar of the property and provides the wow factor to the ground floor with exposed stonework to the ceiling and walls. Fitted with a range of modern cream base and wall units, black granite work surfaces, contrasting white tile splash backs and one and a half bowl sink and drainer the space has been thoughtfully designed to create space for a range style cooker to nestle neatly into the chimney breast which has black tiled granite splash backs and concealed extractor fan.
There is an integrated dishwasher, room for an American style fridge freezer which has built in units surrounding the space, space for an island unit or table and chairs, spot lighting, under unit plinth lighting and two side facing windows with deep stone window sills. The room has stone flooring with under floor heating and under unit plinth heaters. A curved staircase ascends to the lounge and a door leads through to the utility room. An opening leads to the dining room / snug.

UTILITY ROOM 1.96 max x 1.42 max
This useful utility room has space / plumbing for a washing machine and tumble dryer, granite work surface and wall mounted cream units which match those in the kitchen. There is stone flooring with underfloor heating, which can be controlled separately to the kitchen, and censored spot lighting. Doors lead through to the kitchen and W.C.

DOWNSTAIRS W.C 1.92 max x 0.93 max
This cloak room/W.C is fitted with a white oblong basin with mixer tap which sits upon a granite worktop with cream vanity cupboard underneath. There are tiled splash backs and a low level W.C. which are complemented by the black granite tiled flooring, with underfloor heating. There are censored spotlights to the ceiling, an electric heated towel rail and a timber door which leads to the utility.

DINING ROOM / SNUG 5.67 max x 6.21 max
Having been recently extended, this spectacular, impressive room is a brilliant addition to the property and has ample space for living and dining furniture. BiFolding doors open onto the beautiful patio and flood the room with natural light. There are two useful cupboards to one side, one of which houses the property's combination boiler and the other perfect for storing household items. There is underfloor heating, spot lights, Velux windows and a couple of steps lead down into the kitchen.

FIRST FLOOR LANDING
Stairs ascend from the entrance hallway to the L-shaped first floor landing which has doors leading to the three bedrooms and house bathroom.

BEDROOM TWO 4.65 max x 3.27 max
A light and airy double bedroom which boasts stunning far reaching, rural views to the side and rear courtesy of the dual aspect windows. There is plenty of space for freestanding bedroom furniture and this elegant room has neutral decor. Doors lead through to the en-suite shower room and landing.

EN-SUITE
Currently still being fitted, this room is fully tiled in decorative wall tiles containing a mosaic tiled feature panel and contrasting dark grey marble effect floor tiles. There is a heated towel rail, spot lights and a door leads to the bedroom.

BEDROOM THREE 4.42 max x 2.91 max
Positioned to the front of the property, this good sized L-shaped double bedroom has front facing mullion windows which benefit from magnificent countryside views. There is ample room for bedroom furniture and there are attractive exposed timber ceiling beams. A door leads onto the landing.

BEDROOM FOUR 4.33 int door x 2.73 max
This charming double bedroom has lovely characterful features including exposed beams and a front facing mullion window which enjoys a breath-taking outlook over open countryside to the front. A ceiling hatch gives access to the loft and a door leads onto the landing.

HOUSE BATHROOM 2.32 max x 1.99 max
This luxurious and contemporary bathroom is fitted with a three piece white suite including an L shaped bath with central waterfall mixer tap and shower over with fold away shower screen, long rectangular hand wash basin set into a recess with vanity cupboard under and low level W.C. The room is fully tiled in neutral wall tiles, has a heated towel rail and spot lighting to the ceiling. There is a useful storage cupboard to the left of the side facing window and a door leads onto the landing.

GARDENS
Adjoining the property is a lovely private patio area, perfect for outdoor furniture. There is access into the property via the BiFolding doors into the extension, making it ideal for dining outside and entertaining. Steps lead up from the patio to a long enclosed lawned garden with mature planted borders and boundary fencing.

This expansive lawned garden sits to the side of the house and surrounds the double garage/workshop. To one corner there is an allotment area and space for a greenhouse. The garden is surrounded by mature hedges and adjoins fields to two sides.

DOUBLE GARAGE / PARKING
This superb addition to the property was completed in 2009 and offers huge garage space with an 8m x 8m envelope. There are twin single garage doors, pedestrian side door and side window. The garage is wired with its own consumer unit and has a cold water supply. Large double gates, located at the bottom of the garden, provide vehicle access to the garaging. Above the garage is hard standing which is finished to a standard suitable for parking. Planning permission has been granted to build above the garage, please see previous applications for more details.

FRONT
To the front of the property there are stone steps which lead to the entrance porch and space for patio furniture. The driveway runs up the side of the property to a large hard standing area suitable for parking several vehicles off road.

VIEWS

AGENTS NOTES:
Please note information within our sales particulars has been provided by the vendors. Paisley Properties have not had sight of the title documents and therefore the buyer is advised to obtain verification from their solicitor. References to the Tenure of the property are based upon information provided by the vendor and again the buyer should obtain verification from their solicitor.
All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. We advise you take your own measurements prior to ordering any fixtures, fittings or furnishings.
The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order.
Internal photographs are produced for general information and it must not be inferred that any item shown is included with the property.
You are advised to check availability and book a viewing appointment prior to travelling to view.

PAISLEY PROPERTIES
We are available to do appointments up until 8pm Monday to Friday and up until 4pm Saturday and Sunday so please contact the office if you would like to arrange a viewing. We also offer a competitive sales and letting service, please contact us if you would like to arrange an appointment to discuss marketing your property through Paisley, we would love to help.

PAISLEY MORTGAGES
Liz Gill at our sister company, Paisley Mortgages, is available to offer clear honest whole of market mortgage advice. Liz runs a first time buyer academy to help you prepare in advance for your first mortgage, home-mover and re-mortgage advice and is a Later Life Lending specialist. If you would like to speak to Liz please contact us on 01484 444188 to arrange an appointment.

*Your home may be repossessed if you do not keep up repayments on your mortgage. *