Blacksmith Cottage, Hill Top Lane, Gawber, Barnsley S75 2RF

THIS STUNNING TWO BEDROOM EXTENDED CHARACTER COTTAGE IS IMMACULATELY PRESENTED AND OFFERS SPACIOUS DOWNSTAIRS LIVING ACCOMMODATION. IT BENEFITS FROM OFF ROAD PARKING AND AN ENCLOSED REAR GARDEN.
FREEHOLD / COUNCIL TAX BAND: A / ENERGY RATING: D

ENTRANCE HALLWAY 1.28m x 2.59m max (4'2" x 8'5" max)
You enter the property through a part glazed composite door into a lovely welcoming hallway which has space to remove outdoor clothing. A carpeted staircase ascends to the first floor and doors lead to the downstairs W.C. and dining room.

DOWNSTAIRS W.C. 2.11m x 1.16m max (6'11" x 3'9" max)
This practical downstairs W.C. is positioned just off the entrance hallway with an obscure front facing window with a fabulous deep window sill. It is fitted with a white low level W.C. and a matching pedestal hand wash basin. There are white ceramic tiles with contrasting grey grout to the floor. A door leads through to the entrance hallway.

DINING ROOM 4.54m x 3.60m max (14'10" x 11'9" max)
This large impressive dining room is located to the front of the property with a front facing window again with a lovely deep window sill. A brick inglenook fireplace makes a great focal point and exposed timber beams add character. There is space to accommodate a large dining table and practical solid wood flooring underfoot. A composite glazed door leads out to the front garden space, an opening leads through to the kitchen and a doors lead to the lounge and entrance hallway.

KITCHEN 3.06m x 3.57m max (10'0" x 11'8" max)
Just flooded with natural light courtesy of a rear facing window and a Velux skylight this, country style kitchen is fitted with latte coloured base and wall units with timber worktops, tiled splashbacks and a belfast sink with a black mixer tap. Appliances include a black freestanding range with induction hob and matching canopy hood extractor fan over and a drinks fridge. There is a cupboard which is designed to house an integrated fridge freezer and a utility cupboard which has plumbing for a washing machine and space for a tumble dryer on top. There is practical wood flooring underfoot. An opening leads to the dining room and a part glazed composite door provides access to the rear garden.

LOUNGE 4.11m x 5.03m max (13'5" x 16'6" max)
This superb lounge has a fantastic floor to ceiling barn style window to the front which allows natural light to flood in; it also has a glass block feature to the rear which is an extra source of natural light. The room is neutrally decorated and has solid wood flooring underfoot. The room is of a good size and can easily accommodate lounge furniture. A door leads into the dining room.

FIRST FLOOR LANDING 2.68m x 1.81m max (8'9" x 5'11" max)
A carpeted staircase with a painted wood balustrade ascends from the entrance hallway to the first floor landing which has a loft hatch and doors leading to the two bedrooms and bathroom.

BEDROOM ONE 2.81m x 4.64m max (9'2" x 15'2" max)
Positioned to the front of the property with a window overlooking the quiet street, this charming double bedroom is simply bursting with character having exposed timber beams and a brick chimney breast with a cast iron decorative fireplace. It benefits from a built in double wardrobe and there is further space for freestanding bedroom furniture. A door leads onto the landing.

BEDROOM TWO 2.75m x 5.01m max (9'0" x 16'5" max)
Nestled into the eaves with a sloped ceiling this second tastefully decorated bedroom can accommodate a double bed and there is further space for freestanding furniture. A front facing window and a further Velux window allows plenty of natural light to enter. A door leads onto the landing.

BATHROOM 2.32m x 2.69m max (7'7" x 8'9" max)
This contemporary bathroom has a monochrome theme with a white suite coupled with black taps and matching step-in shower enclosure with waterfall thermostatic mixer shower. The suite comprises of a low level W.C., freestanding bath and taps and a vanity drawer unit with a hand wash bowl with mixer tap. There is wood effect laminate flooring, spotlights to the ceiling and a black heated towel radiator completes the look. A door leads onto the landing.

REAR GARDEN
Accessed via a paved path to the side of the property the property benefits from a lovely enclosed rear garden which is on two levels having a raised deck and lawn.

FRONT & PARKING
To the front of the property is a small enclosed gravelled garden area and a yorkshire stone parking area for one vehicle.

~ Agent 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 ~
Harry Mason at our sister company, Paisley Mortgages, is available to offer clear, honest whole of market mortgage advice. We also run a first time buyer academy to help you prepare in advance for your first mortgage, home-mover and re-mortgage advice. If you would like to speak to Harry, please contact us on 01484 444188 / 07534 847380 to arrange an appointment.

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

~ Paisley Surveyors ~
We work alongside Michael Kelly at Paisley Surveyors, who can assist you with any survey requirements on your purchase. We offer 3 levels of survey and can be contacted on 01484 501072 / office@paisley-surveyors.co.uk for a free, no obligation quote or for more information.